HomeMy WebLinkAbout11-26-1996 PC Agenda PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Tuesday- 7:30 p.m.
100 Civic Plaza, Council Chambers November 26, 1996
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS-November 12, 1996
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address
the Planning Commission on any item(s)of interest to the public; however,no ACTION or
DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda.
The Commission may respond briefly to statements made or questions posed, or may request
Staff to report back at a future meeting concerning the matter. Furthermore, a member of the
Planning Commission may direct Staff to place a matter of business on a future agenda. Any
person may arrange with the Community Development Director(no later than 11:00 a.m., on the
Tuesday preceding a regular meeting)to have an item of concern placed on the agenda for the
next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 96-043 Enea Plaza Planned Development (PD) Rezone Project A Planned
Development Rezone for an existing retail and office complex that will update the
existing Planned Development Zoning Districts for the Site. The new proposed Planned
Development District includes those uses presently allowed, as well as provides for uses
that reflect the changing market in the Tri Valley Area.
9. NEW OR UNFINISHED BUSINESS
9.1 Update on the Zoning Ordinance Revision
10. OTHER BUSINESS(Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for November 26,1996
PROJECT: PA 96-043,Enea Plaza Planned Development Rezone Project
PREPARED BY: Jeri Ram,Associate Plann9,
DESCRIPTION: A Planned Development Rezone for an existing retail and office
complex that will update the existing Planned Development Zoning
Districts for the Site.The new proposed Planned Development
District includes those uses presently allowed,as well as provides
for uses that reflect the changing market in the Tri Valley Area.
RECOMMENDATION: Recommend to City Council approval of a Resolution adopting a
Negative Declaration and the adoption of an Ordinance
establishing a Planned Development and a Resolution adopting
specific Development Standards for the Enea Plaza Project.
BACKGROUND:
The development of Enea Plaza began under Alameda County in 1980 with the approval of the
first Planned Development for a portion of the Site. Overtime,two more Planned Developments
were approved over portions of what we now know as Enea Plaza(Exhibit C). Each of these
Planned Developments contained similar permitted uses and made improvements to the listed
uses which would be common over time as new markets were identified.
In 1987 the Downtown Specific Plan was adopted by the City Council.The Downtown Specific
Plan established Development Standards,separate from the City's Zoning Ordinance for this
area,as well as other areas in the downtown.Enea Plaza is located in Development Zone 4 of
the Downtown Specific Plan(Exhibit D).Also as part of the Downtown Specific Plan,a new street
was identified as needed for circulation in this area,that would connect Amador Plaza Road with
Regional and Golden Gate to improve Downtown circulation.Later,that road alignment was
determined(in 1988).The road will intersect Enea Plaza and connect to the proposed off-ramp
for 1-680.This road has been referred to as the Parallel Road". Exhibit E illustrates the
configuration of the new off-ramps in relation to Enea Plaza and illustrates how the Parallel Road
would intersect the Site. As a result of the construction of the new off-ramps,a portion of Enea
Plaza will be demolished and used for the off-ramps.The construction of the Parallel Road
through the site will also create new roadway frontage right off the freeway.
In the summer of 1996 Mr.Enea approached City staff with an idea for a hotel on a portion of
Enea Plaza,with access from Amador Plaza and the Parallel Road.The existing Planned
Developments did not address a hotel/motel use. Staff suggested that Mr.Enea consider a new
Planned Development Rezone for the entire site.Then,staff could include the hotel/motel use in
the new Planned Development Zone.Additionally,the new Planned Development would have the
COPIES TO: St.Michaels Investments
ITEM NO. ,t PA File
effect of updating the existing Planned Developments(3 that exist on the site)and consolidating
them under one Planned Development.
Mr.Enea requested in his application that the hotel/motel use be included in the Planned
Development as a Permitted Use.After research and discussion with the City Attorney it was
determined that it could be included as a Conditional Use,not a Permitted Use. The Downtown
Specific Plan requires a Conditional Use Permit for a hotel/motel use in Development Zone 4
(Exhibit D). In order to make the consistency findings necessary with the Planned Development,
the hotel/motel use could be included as a Conditional Use. In order to make it a permitted use,
the Specific Plan would have to be amended.
ANALYSIS:
The development standards proposed for the Planned Development were developed by the
property owner/applicantwith input from the City Staff.The standards reflect what has been
developed on the site and what is envisioned for future development.
Permitted Uses:
The permitted uses section of the Development Standards for the Enea Plaza Project contains
primarily retail,retail entertainment and office type uses.These uses accurately reflect the
development that exists on the site. The majority of these uses are currently listed as permitted
uses under the existing Planned Developments.A new use,Auto Parts Sales and Related
Vehicle Servicing,has been added.
The Downtown Specific Plan's Development Standards under Area 4,lists Automobile Sales and
Service as an"Interim Use"(Exhibit B).The intent of the Downtown Specific Plan was to provide
for automobile uses in several areas of the plan,keeping in mind that over time those uses may
be replaced by others.The proposed Planned Development has many permitted uses,including
the new Auto Parts and Related Vehicle Servicing Use. Over time if the automobile use relocates
to another area,there are many other permitted and conditional uses that can replace it. Staff
believes this implements the intent of the Specific Plan.Additionally,staff and the applicant have
built requirements for screening of vehicle service areas into the Planned Development.Staff
believes that this screening is appropriate considering the surroundings and existing development.
Conditional Uses and Prohibited Uses:
The majority of the proposed Conditional Uses reflect what is currently listed as a Conditional Use
on the existing Planned Developments for the Site. Modifications have been made to this section
to address the Development Standards listed in the Downtown Specific Plan and what is generally
addressed as a Conditional Use in the City's Zoning Ordinance,such as drive-in restaurants and
hotels or motels.As noted above under the"Background Section",a hotel/motel use has been
included as a Conditional Use rather than a Permitted Use for consistency purposes with the
Downtown Specific Plan. The list of Prohibited Uses was developed by the Applicant with input
from City Staff,based on the location and surrounding uses.
2
7/
Conclusion:
The Enea Plaza Planned Development Rezone Project will consolidate three existing Planned
Developments on the site. Additionally,it will update the Planned Development to more
accurately reflect the current market,the new circulation in the Downtown area and associated
development opportunities.
GENERAL INFORMATION:
APPLICANT/ Mr.Robert Enea
PROPERTY OWNER: St.Michael's Investments
6670 Amador Plaza Road
Dublin,CA 94568
LOCATION: 6670-6694 Amador Plaza Rd.and 7450-7496 Dublin Blvd.
(APNs:941-1500-38-1,48,42-1,49-2,49-3,51-2,52, and 53.)
EXISTING ZONING: Specific Plan Designation: Development Zone 4
Zoning: Planned Development(PD)Commercial/Office
GENERAL PLAN
DESIGNATION: Retail/Office
ENVIRONMENTAL REVIEW:
A Negative Declaration has been prepared for this project,which,
adequately describes this project for the purposes of CEQA(Exhibit
F).
ATTACHMENTS:
Exhibit A: Resolution Recommending Approval of Negative Declaration
Exhibit B: Resolution Recommending Approval of Planned Development
Exhibit C: Enea Plaza Site Plan
Exhibit D: Downtown Specific Plan Development Zone Map and Development Standards
Exhibit E: Circulation Diagram
Exhibit F: Negative Declaration
G:\PA96043\PCSR
3 2
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION OF
ENVIRONMENTAL SIGNIFICANCE FOR PA 96-043 ENEA PLAZA PLANNED DEVELOPMENT REZONE
PROJECT
WHEREAS,Robert Enea of St.Michael's Investments submitted an application requesting approval
of a Planned Development Rezone for a retail commercial development consisting of 19.9±acres;and
WHEREAS, the California Environmental Quality Act(CEQA),State CEQA guidelines and City
Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared;and
WHEREAS, the application has been reviewed in accordance with the provisions of the California
Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this project as it will
not have a significant effect on the environment;and
WHEREAS,an Initial Study was conducted finding that the project,as proposed,would not have a
significant effect on the environment;and
WHEREAS,a Negative Declaration has been prepared for this application and is on file in the City
of Dublin Planning Department;and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law;and
WHEREAS,the Planning Commission did review and use their independent judgment to consider
the Negative Declaration at a public hearing on November 26, 1996;and
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of Dublin does
hereby find:
1. That the project will not have a significant effect on the environment based on review
of the Initial Study and public testimony.
2. That the Negative Declaration has been prepared and processed in accordance with
State and local laws and guideline regulation;and
3. That the Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission recommends approval of
the Negative Declaration for PA 96-043 Enea Plaza Planned Development Rezone Project to the City
Council.
PASSED,APPROVED AND ADOPTED this 26th day of November, 1996.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST: (�
Community Development Director
G:\96-043\pcndres EXHIBIT A
f ` RESOLUTION NO.96-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH
FINDINGS,GENERAL PROVISIONS,AND DEVELOPMENT STANDARDS FOR A
REVISED,CONSOLIDATED PLANNED DEVELOPMENT REZONING FOR
PA 96-043 ENEA PLAZA
WHEREAS,Enea Plaza has requested approval of a Planned Development Rezoning for a
retail commercial development consisting of 19.9±acres;and
WHEREAS, the Planned Development Rezone shall supersede the three existing Planned
Developments(1464 Zoning Unit;PA87-018;and PA87-178);and
WHEREAS,the Applicant has submitted a Land Use and Development Plan as required by
Section 8.31-13 of the Zoning Ordinance which meets the requirements of said section;and
WHEREAS,the Planned Development Standards are attached as Exhibit 1 and incorporated
herein by reference;and
WHEREAS,proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS,the Staff Report was submitted recommending that the Planning Commission
approve the Planned Development;and
WHEREAS,the Planning Commission did hear and use their independent judgment and
considered all said reports,recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Planned Development
Rezone:
1. The Planned Development Rezone,as conditioned,is consistent with the general provisions,
intent,and purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned
Development Rezone will be appropriate for the subject property in terms of providing General
Provisions which set forth the purpose,applicable provisions of the Dublin Zoning Ordinance,range of
permitted and conditionally permitted uses,and Development Standards;which will be compatible with
existing commercial uses in the immediate vicinity,and will enhance development of this area;and
2. The Planned Development Rezone is consistent with the general provisions,intent and purpose
of the Downtown Specific Plan. The Rezone implements the intent and development standards
identified in that document and will thereby serve to implement the provisions of the Downtown Specific
Plan in this area;and
3. The Planned Development Rezone is consistent with the intent of the General Plan which
designates this area as Retail/Office in that the Planned Development Rezone contains uses that
correspond with the intent of this Land Use Designation and because the project would create
development within the densities allowed by this Designation;and
EX-iBIT
4. The Planned Development Rezoning will not have a substantial adverse affect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or public
improvement as all applicable regulations will be met;and
5. The Planned Development Rezoning will not overburden public services as all agencies have
commented that public services are available;and
6. The Planned Development Rezoning will create an attractive,efficient and safe environment
through the implementation of the Standards identified in the Rezone document;and
7. The Planned Development Rezoning will benefit the public necessity,convenience and general
welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning Ordinance;and
8. The Planned Development Rezoning will be compatible with and enhance the general
development of the area because it will be developed pursuant to the Standards and site development
review;and
9. The Planned Development Rezoning will provide an environment that will encourage the
efficient use of common areas to create an innovative type of commercial development.
BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit 1,attached and
made a part of this Resolution,development and operation of land use activities within this planned
development,shall be subject to the City of Dublin Zoning Code in effect at the time the development and
land use activities are considered. Changes or revisions to this document,including Exhibit 1 shall be
subject to those requirements contained within the most current Zoning Code.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend
approval of PA 96-043,Enea Plaza Planned Development,subject to the following General Provisions
and Development Standards which constitute regulations for the use and improvement of the 19.9±
acres APNs 941-1500-38-1,48,42-1,49-2,49-3,51-2,52, and 53 and included as Exhibit 1 attached
hereto.
PASSED,APPROVED AND ADOPTED this 26th day of November, 1996.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
G:\PA96043\peres
2
t
EXHIBIT I
ENEA PLAZA PLANNED DEVELOPMENT
(General Provisions and Development Standards)
I. Permitted Uses
A. Retail Commercial Shopper goods uses such as:
1. General merchandise stores
2. Clothing stores
3. Shoe stores
4. Home furnishing stores
5. Home appliance/Music stores
6. Hobby/Special interest stores
7. Gifts/Specialty stores
8. Jewelry and cosmetic stores
9. Home improvement centers
10. Drug stores
11. Auto parts sales and related vehicle servicing so long as such
overhead garage door openings(service bays)are oriented toward the
least visible elevation of the building and shall not be visible from
Amador Plaza Road or Dublin Boulevard. The bays shall also be
adequately shielded from public view by the use of trellises and
landscaping
12. Health food store
13. Supermarket
14. Meat,fish or poultry stores
15. Liquor and wine stores
16. Consumer electronics/Computer stores
Similar uses that offer comparison goods based on price and quality.
B. Eating and drinking uses including,but not limited to the following:
1. Restaurant with outdoor dining
2. Cocktail lounge
3. Donut shop
4. Ice cream parlor
5. Sandwich shop with outdoor dining
6. Delicatessen with outdoor dining
7. Specialty food
8. Bakery
9. Candy and nuts
10. Health food
11. Wine and cheese with on-sale liquor license from the State of
Califomia
1
C. Personal service uses including but not limited to the following:
1. Beauty salon
2. Barber shop
3. Shoe repair
4. Dry cleaner(delivery and pick-up only)
5. Coin operated laundry
6. Health club
7. Photography shop(including film processing)
8. Formal wear rental
9. Interior decorating
10. Travel agent
11. Key shop
12. Dressmaking or knitting shop
13. Tailor shop
14. Handcraft shop
15. Blueprinting or other copying services
16. Other administrative and professional office uses
D. Office uses including but not limited to the following:
1. Optometrist
2. Medical and dental
3. Legal
4. Accounting
5. Architect
6. Engineering
7. Employment agency
8. Real estate
9. Educational seminars
10. Counseling
11. Medical and dental laboratory
12. Mortgage financing
II. Conditional Uses:
A. Subject to approval of the Planning Commission and issuance of a
Conditional Use Permit:
1. Community,religious and charitable institution facilities and uses
2. Public recreation facilities and uses
3. Recycling center,when operated in conjunction with a permitted use
on the same premises
4. Movie theater
5. New and used vehicle sales and service
6. Senior care/skilled nursing facility
7. Service station
8. Residential uses
S
9. Research or development laboratory,except those engaged in
manufacture of products for commercial sale or distribution and
excluding any which produces or is found likely to produce any smoke,
dust,odors,glare or vibrations observable outside the building or
portion thereof in such use.
10. Temporary Storage of construction equipment
11. Drive-in and drive-through restaurants
12. Motel/Hotel
III. Prohibited Uses:
1. Off sale liquor store
2. Adult book stores
3. All industrial uses
4. Convenience food store
5. Mortuary
6. Massage parlor
7. Animal hospital,kennel
8. Pawn Shops;
9. Tattoo Parlors;
10. Check Cashing Services.
IV. Site Development Review:
Any structure 1,000 square feet or more or any construction aggregating a 1,000
or more shall be subject to Site Development Review process unless zoning
approval is granted upon the determination that the construction constitutes a
minor project and that the building permit plans are in accord with the intent and
objectives of the Site Development Review procedure.
V. Yards:
For retail uses no yards shall be required. For office uses,
depth of front yard-not less than twenty(20)feet;
depth of rear yard-0;and
depth of side yard-not less than ten(10)feet.
VI. Height of Buildings:
No building or structure shall have a height in excess of forty-five(45)feet.
VII. Master Sign Program:
All signage with the PD zoning shall conform to the Master Sign Program.
l
VIII. Landscaping:
All new construction shall maintain a landscape to building ratio of fifteen percent
(15%).All landscaping materials shall be consistent with the existing
developments.
IX. Other Development Standards:
All buildings constructed in the PD zone shall not exceed a thirty percent(30%)
floor to area ratio.
All retail uses shall maintain a parking ratio five(5)spaces per thousand(1,000)
square feet of net rentable retail space.
All office uses shall maintain a parking ratio four(4)per thousand spaces per
1,000 square feet of net rentable office space.
10
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DUBLIN, CALIFORNIA
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DEVELOPMENT STANDARDS eVO 4
DOWNTOWN DUBLIN Table C a
DEVELOPMENT ZONES
LAND USES 1 2 3 4 5 6 7 8 9 10 11
RETAIL STORES • • • • • • • • • • •
OFFICES • ® • • • 0 0 0 () • •
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MAXIMUM BLDG.HEIGHT(FEET)* '45 45 45 45 45 45 45 35 . 45 35 f 35
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A PERMITTED ON AN INTERIM BASIS I/ISUBIECT TO PLANNING COMMISSION REVIEW AND
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• PERMITTED LAND USES WILL BE DEFINED AS THE ZONING BE CONSIDERED THROUGH A PLANNED DEVELOPMENT REZONING PROCESS
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l,3 CITY OF DUBLIN
\``,. n ;,/,
r- __K'/ PO. Box 2340, Dublin, California 94568 • City Offices, 100 Civic Plaza, Dublin, California 94568
1
NEGATIVE DECLARATION
(Prepared pursuant to City of Dublin
Environmental Guidelines, Section 1.7(c), 5.5)
Description of Project: Enea Plaza, an existing retail and office complex in the City
of Dublin proposes to update its existing Planned Development Zoning District. The
existing Planned Development was originally approved by Alameda County in 1981.
The new Planned Development District includes those uses presently allowed, as well
as provides for uses that reflect the changing market in the Tri Valley Area.
Project Location: 6670 - 6694 Amador Plaza Rd. and 7450 - 7496 Dublin Blvd. (APNs:
941-1500-38-1, 48, 42-1, 49-2, 49-3, 51-2, 52, and 53.)
Name of Proponents: Robert S. Enea, St. Michael Investments, 6670 Amador Plaza
Rd., Dublin, CA 94568
I hereby find that the above project will not have a significant adverse effect on the
environment.
Attached is a copy of the Initial Study ("Environmental Information Form" and
"Environmental Checklist") documenting the reasons to support the above finding.
Mitigation Measures have not been included in this project.
1\,___ ,
Dated: November 8, 1996 Jeri Ram, Associate Planner
Attachments
1 • EXIIIIB!T___,E,..
• Administration (510)833-6650 • City Council (510)833-6605 • Finance (510)833-6640 • Building Inspection (510)833-6620 ( J
Code Enforcement (510)833-6620 • Engineering (510)833-6630 • Parks&Community Services (510)833-6645
Economic Development (510)833-6650 • Police (510)833-6670 • Public Works (510)833-6630 • Planning (510)833-6610
ENEA PLAZA
INITIAL STUDY
File No.PA 96-043
Lead Agency: City of Dublin
Prepared: November,1996
L6
a
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential environmental
effects of the proposed Planned Development for Enea Plaza. The analysis is intended to satisfy the
requirements of the California Environmental Quality Act(CEQA),and provide the City with adequate
information for project review. This initial study includes a project description,environmental checklist and
discussion focused upon issues identified in the checklist.
In summary,this Initial Study concludes that the project will not pose any significant adverse
environmental impacts.
The Initial Study was prepared based upon the location of the project,staff office review,field
review,comments from City,County and local agencies,use of City Planning Documents,the CEQA Law
and Guidelines,and City of Dublin CEQA Guidelines.
2 11
PROJECT DESCRIPTION
Enea Plaza,an existing retail and office complex in the City of Dublin proposes to update its
existing Planned Development Zoning District. The existing Planned Development was originally
approved by Alameda County in 1981. The new Planned Development District includes those uses
presently allowed,as well as provides for uses that reflect the changing market in the Tri Valley Area.
•
3 (�
FIGURES
Figure One: Vicinity Map
Figure Two: Site Plan
Figure Three: Off-Ramp Diagram(Highway 680)
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THREE,-,,
y�,K, 'ti\� _ �"I . THREE
ENVIRONMENTAL CHECKLIST FORM
1. Project title: Enea Plaza Planned Development Rezone
2. Lead agency name and address: City of Dublin,Planning Department,100 Civic Dr.,Dublin,CA
94568
3. Contact person and phone number: Jeri Ram,Associate Planner
4. Project location: 6670-6694 Amador Plaza Rd.and 7450-7496 Dublin Blvd.
5. Project sponsor's name and address: Robert S.Enea,St.Michael Investments,6670 Amador
Plaza Rd.,Dublin,CA 94568
6. General plan designation: Retail/Office 7. Zoning: Planned Development
8. Description of project: (Describe the whole action involved,including but not limited to later phases
of the project,and any secondary,support,or off-site features necessary for its implementation.
Attach additional sheets if necessary.)
Enea Plaza,an existing retail and office complex in the City of Dublin proposes to update its
existing Planned Development Zoning District. The existing Planned Development was originally
approved by Alameda County in 1981. The new Planned Development District includes those
uses presently allowed,as well as provides for uses that reflect the changing market in the Tri
Valley Area.
9. Surrounding land uses and setting:(Briefly describe the project's surroundings)
The project is located adjacent Highway 680 on the east,Highway 580 on the south,Dublin Blvd.and
retail development on the north,and retail development on the east. A new off ramp from highway
680 is planned and will intersect this project.
10. Other public agencies whose approval is required(e.g.,permits,financing approval,or participation
agreement.)
N/A
8 -3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,involving at least one
impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages.
_ Land Use/Planning - Transportation/Circulation - Public Services
_ Population/Housing - Biological Resources - Utilities/Service Systems
- Geotechnical - Energy/Mineral Resources - Aesthetics
- Water - Hazards - Cultural Resources
- Air Quality - Noise - Recreation
- Mandatory Findings of
Significance
DETERMINATION:(To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment,and a
NEGATIVE DECLARATION will be prepared.
O I find that although the proposed project could have a significant effect on the environment,there will not
be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment,and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect
1)has been adequately analyzed in an earlier document pursuant to applicable legal standards,and 2)
has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets,if the effect is a"potentially significant impact"or"potentially significant unless mitigated." An
ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be
addressed.
❑ I find that although the proposed project could have a significant effect on the environment,there WILL
NOT be a significant effect in this case because all potentially significant effects(a)have been analyzed
adequately in an earlier EIR pursuant to applicable standards,and(b)have been avoided or mitigated
pursuant to that earlier EIR,including revisions or mitigation measures that are imposed upon the
propose roject. �I
Signature -- Date R 'em
Jeri am,Associate Planner
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A"No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved(e.g.,the project falls outside a fault rupture zone). A"No
Impact"answer should be explained where it is based on project-specific factors as well as general
standards(e.g.,the project will not expose sensitive receptors to pollutants,based on a project-specific
screening analysis).
2) All answers must take account of the whole action involved,including off-site as well es on-site,cumulative
as well as project-level,indirect as well as direct,and construction as well as operational impacts.
3) "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If
there are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is
required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less
Significant Impact." The lead agency must describe the mitigation measures,and briefly explain how they
reduce the effect to a less than significant level(mitigation measures from Section XVII,"Earlier Analyses,"
may be cross-referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).
Earlier analyses are discussed in Section XVII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts(e.g.,general plans,zoning ordinances). Reference to a previously prepared or outside
document should,where appropriate,include a reference to the page or pages where the statement is
substantiated. See the sample question below. A source list should be attached,and other sources used
or individuals contacted should be cited in the discussion.
ENVIRONMENTAL IMPACTS:
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
I.LAND USE AND PLANNING. Would the proposal: incorporated Impact No Impact
a) Conflict with general plan designation or zoning?(source* 0 0 0 X
1,2,4,)
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project? ❑ 0 0 X
(1,2,3,4)
10 2 J
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
c) Be incompatible with existing land use in the vicinity? 0 0 0 X
(1,2,3,4,6)
d) Affect agricultural resources or operations(e.g.,impacts
to soils or farmlands,or impacts from incompatible land ❑ ❑ ❑ X
uses)?(1,2,3,4,6)
e) Disrupt or divide the physical arrangement of an
established community(including a low-income or 0 0 0 X
minority community)?(1,2,3,4,6 )
II.POPULATION AND HOUSING.Would the proposal:
a) Cumulatively exceed official regional or local population ❑ 0 0 X
projections? (7)
b) Induce substantial growth in an area either directly or
indirectly(e.g.,through projects in an undeveloped area 0 0 ❑ X
or extension of major infrastructure)? (7)
c) Displace existing housing,especially affordable housing? 0 0 ❑ X
(7)
III. GEOLOGIC PROBLEMS. Would the proposal result in
or expose people to potential impacts involving:
a) Fault rupture?(1,2,4,6) ❑ ❑ ❑ X
b) Seismic ground shaking?(1,2,4,6) 0 ❑ X ❑
c) Seismic ground failure,including liquefaction? (1,2,4,6) ❑ ❑ ❑ X
d) Seiche,tsunami,or volcanic hazard?(1,2,4,6 ) ❑ ❑ ❑ X
e) Landslides or mudflows?(1,2,4,6) ❑ ❑ ❑ X
f) Erosion,changes in topography or unstable soil
conditions from excavation,grading,or fill?(1,2,4,6) ❑ ❑ ❑ X
g) Subsidence of land?(1,2,4,6) 0 ❑ ❑ X
h) Expansive soils?(1,2,4,6) 0 ❑ ❑ X
i) Unique geologic or physical features?(1,2,4,6) 0 0 ❑ X
IV.WATER. Would the proposal result in:
a) Changes in absorption rates,drainage patterns,or the
rate and amount of surface runoff?(1,2,3,4,6) 0 0 ❑ X
•
11 v
IV.WATER. Would the ro osal result in: Potenia
P P ll
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
b) Exposure of people or property to water related hazards
such as flooding?(7) ❑ ❑ ❑ X
c) Discharge into surface waters or other alteration of
surface water quality(e.g.,temperature,dissolved ❑ ❑ ❑ X
oxygen or turbidity?(7)
d) Changes in the amount of surface water in any water ❑ 0 ❑ X
body?(7)
e) Changes in currents,or the course or direction of water
movements? (7) ❑ 0 0 X
f) Change in the quantity of ground waters,either through
direct additions or withdrawals,or through interception of
an aquifer by cuts or excavations or through substantial ❑ ❑ ❑ X
loss of groundwater recharge capability?(7)
g) Altered direction or rate of flow of groundwater?(7) ❑ ❑ 0 X
h) Impacts to groundwater quality?(7) 0 ❑ 0 X
i) Substantial reduction in the amount of groundwater
otherwise available for public water supplies?(7) ❑ ❑ 0 X
V. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to an
existing or projected air quality violation?( 1,2,4,6) ❑ ❑ ❑ X
b) Expose sensitive receptors to pollutants?(7) ❑ 0 ❑ X
c) Alter air movement,moisture,or temperature,or cause
any change in climate?(7) ❑ ❑ ❑ X
d) Create objectionable odors?(7) ❑ 0 0 X
VI.TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion?(1,2,4,6) ❑ ❑ X 0
b) Hazards to safety from design features(e.g.,sharp
curves or dangerous intersections)or incompatible uses ❑ 0 0 X
(e.g.,farm equipment)?(7)
c) Inadequate emergency access or access to nearby uses? 0 ❑ ❑ X
(1,3)
d) Insufficient parking capacity onsite or offsite?(1,2,3,4) 0 ❑ ❑ X
e) Hazards or barriers for pedestrians or bicyclists?(7) ❑ 0 ❑ X
f) Conflicts with adopted policies supporting alternative
transportation(e.g.,but turnouts,bicycle racks)?(7) ❑ ❑ 0 X
g) Rail,waterborne or air traffic impacts?(7) ❑ ❑ 0 X
12 —2/1
VII.BIOLOGICAL RESOURCES.
Would the proposal result in impacts to: Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
a) Endangered,threatened or rare species or their habitats ❑ ❑ ❑ X
(including but not limited to plants,fish,insects,animals,
and birds?(1,2,3,4,6)
b) Locally designated species(e.g.,heritage trees)?(1,2,3) 0 0 ❑ X
c) Locally designated natural communities(e.g.,oak forest,
coastal habitat,etc.)?(1,2,3) ❑ ❑ ❑ X
d) Wetland habitat(e.g.,marsh,riparian,and vernal pool)? 0 0 0 X
(1,2,3)
e) Wildlife dispersal or migration corridors?(1,2,3) ❑ 0 0 X
VIII. ENERGY AND MINERAL RESOURCES.
Would the proposal result in impacts to:
a) Conflict with adopted energy conservation plans?(7) ❑ 0 ❑ X
b) Use nonrenewable resources in a wasteful and inefficient
manner?(7) 0 ❑ ❑ X
c) Result in the loss of availability of a known mineral
resource that would be of future value to the region and ❑ ❑ ❑ X
the residents of the State?(7)
IX.HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances(including,but not limited to,oil,pesticides, ❑ ❑ ❑ X
chemicals,or radiation)?(1,2,3,4,5,6)
b) Possible interference with an emergency response plan
or emergency evacuation plan?(1,2,3,4,6) ❑ ❑ ❑ X
c) The creation of any health hazard or potential health
hazards? (1,2,3,4,5,6) ❑ ❑ ❑ X
d) Exposure of people to existing sources of potential health
hazards?(1,2,3,4,5,6) ❑ ❑ ❑ X
e) Increased fire hazard in areas with flammable brush,
grass,or trees?(7) 0 ❑ ❑ X
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels?(2,4,6) ❑ 0 ❑ X
b) Exposure of people to severe noise levels?(2,4,5,6) 0 0 0 X
13 �1/b
Potentially
5. Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
XI.PUBLIC SERVICES. Would the proposal result in a Incorporated Impact No Impact
need for new or altered government services in any of the
following areas:
a) Fire protection?(1,2,4,5,6) 0 0 X ❑
b) Police protection?(1,2,4,5,6) 0 0 X 0
c) Schools?(7) 0 ❑ ❑ X
d) Maintenance of public facilities,including roads?(1,2) 0 0 X 0
e) Other government services(1,2) 0 0 X 0
XII.UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems or supplies, or
substantial alterations to the following utilities:
a) Power or natural gas?(2) 0 ❑ 0 X
b) Communications systems?(2) ❑ ❑ 0 X
c) Local or regional water treatment or distribution facilities? 0 ❑ 0 X
(2)
d) sewer or septic tanks?(2) 0 0 0 X
e) Storm water drainage?(2) 0 0 0 X
f) Solid waste disposal?(2) 0 0 0 X
g) Local or regional water supplies?(2) 0 0 0 X
XIII.AESTHETICS.Would the proposal:
a) Affect a scenic vista or highway?(1,2,3,4) 0 0 0 X
b) Have a demonstrable negative aesthetics effect?(1,2, 0 0 0 X
3,4)
c) Create light or glare?(1,2,3) 0 0 0 X
XIV.CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources?(1,2,3,4) 0 0 0 X
b) Disturb archaeological resources?(1,2,3,4) 0 0 ❑ X
c) Have the potential to cause a physical change which
would affect unique ethnic cultural values?(1,2,3,4) ❑ 0 0 X
d) Restrict existing religious or sacred uses within the
potential impact area?(1,2,3,4) 0 0 ❑ X
14 — `
•
Potentially
Potentially Significant
XV.RECREATION. Would the proposal: Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
a) Increase the demand for neighborhood or regional parks
or other recreational facilities?(7) ❑ 0 ❑ X
b) Affect existing recreational opportunities?(7) ❑ ❑ 0 X
SOURCES:
1. Determination based on location of project.
2. Determination based on staff office review.
3. Determination based on field review.
4. Determination based on the City of Dublin General Plan.
5. Determination based on the City of Dublin Zoning Ordinance.
6. Determination based on Downtown Specific Plan.
7. Not Applicable.
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
Potentially Potentially Less Than No
significant Significant Unless Significant Impact Impact
Impact Mitigated
a) Does the project have the potential to degrade the
quality of the environment,substantially reduce the
habitat of a fish or wildlife species,cause a fish or X
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-
term,to the disadvantage of long-term,environmental
goals?
X
c) Does the project have impacts that are individually
limited,but cumulatively considerable? ("Cumulatively
considerable"means that the incremental effects of a X
project are considerable when viewed in connection
with the effects of past projects,the effects of other
current projects,and the effects of probable future
projects)
d) Does the project have environmental effects which will
cause substantial adverse effects on human beings, X
either directly or indirectly?
15 .2,
XVII. EARLIER ANALYSES.
Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of
and adequately analyzed in an earlier document pursuant to applicable legal standards,and state whether
such effects were addressed by mitigation measures based on the earlier analysis. •
c) Mitigation measures. For effects that are"Less than Significant with Mitigation Incorporated,"describe
the mitigation measures which are incorporated or refined from the earlier document and the extent to
which they address site-specific conditions for the project.
16 �i
DISCUSSION OF CHECKLIST
1. Land Use and Planning.
Environmental Setting:
The project site consists of 20+acres of partially developed land adjacent Highways 580 and 680. The site
has been partially developed since the early 1980s. The site is generally flat with access on Amador Plaza
Road and Dublin Boulevard. The planned construction of on and off ramps from Highway 680(which will
bisect the site,will also provide good freeway access to the site.The project is partially¢uilt out,however,
due to the planned construction of the Highway 680 on and off ramps,portions of the site will be demolished.
Additionally,proposed plans and revisions to the PD Standards indicate that a hotel and restaurant may be
built adjacent the planned Highway 680 on and off ramps.
Project Impacts:
There are no impacts to Items 1A through 1 E. This determination is based on the record as well as the
references listed below. This project is consistent with the City of Dublin General Plan and Downtown Specific
Plan. This initial study represents full California Environmental Quality Act compliance with regard to the
proposed project. The City of Dublin has adopted no other City-wide or specific environmental plans or
policies which would affect this application. The existing land uses in the vicinity are retail,entertainment retail
or office and compatible with the proposed retail,entertainment retail,hotel,office land uses proposed. The
site has no recent history of agricultural production and has been partially developed with retail/commercial
land uses since the early 1980s.
2. Population and Housing.
Environmental Setting:
The City population as of January 1, 1996,was estimated by the State Department of Finance to be 26,267.
Significant population growth is anticipated for the community based on planned residential growth in east
Dublin.
Project Impacts:
There are no impacts to Items 2A through 2C. This determination is based on the record as well as the
references listed below. This project is a Planned Development for retail,entertainment retail,hotel and office
land uses in a partially developed center in downtown Dublin. It therefore does not impact population in the
area.
17
3. Geologic Problems.
Environmental Setting:
The site lies within the San Ramon Valley,a short distance from the Dougherty Hills. California Division of
Mines and Geology indicate that the site is not within an Alquist-Priolo Seismic Zone(1982). The nearest
active and potentially active seismic faults include the Calaveras fault,located approximately 1/2 mile to the
west.
Proiect Impacts:
There are no impacts to Items 3A through 31. This determination is based on the record es well as the
references listed below. The topography of the site is relatively flat with minor surface variation; only minor
grading will be necessary to place structures on the site. No geologic hazards are known or suspected to exist
on the site or in the surrounding areas.
4. Water.
Environmental Setting:
No surface water exists on the site. The nearest surface water source is Alamo Creek approximately 1/4 mile
to the east of the site. According to a representative of Zone 7,the project site,as well as the remainder of
the Tri-Valley area,is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15
feet and 500 feet but is no longer used as the primary source of domestic water in the area.
Project Impacts:
There are no impacts to Items 4A through 41. This determination is based on the record as well as the
references listed below. The project site does not cross over any water ways. Presently the area proposed
for the Planned Development is either developed with commercial uses,planted with landscaping or vacant.
The placement of any new structures will not impact groundwater. Zone 7 has in place Special Drainage
Area 7-1. The District charges fees to finance flood control improvements within Drainage Area 7-1. The fees
are collected at the time of issuance of building permit.
5. Air Quality.
Environmental Setting:
The project site is located within the Livermore-Diablo Valley,a sheltered,inland area surrounded by hills to
the west,south and east. Most of the air flow into the southern portions of the Valley is accomplished through
only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of
low wind speed and calm conditions(the latter approximately 23 percent of the time). These local limitations
on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted
vertical dispersion give the area a high potential for regional air quality problems.
18
•
Project Impacts:
There are no significant impacts to Items 5A through 5D. This determination is based on the record as well as
the references listed below. The site is generally developed with existing retail,retail entertainment and office
uses. The existing Planned Development for the site permits all these types of uses. Construction of a hotel
or motel would add additional vehicular traffic to this portion of Dublin,as identified in Section 6,Traffic and
Circulation. These additional vehicles will generate quantities of carbon monoxide,reactive organic gasses,
nitrous oxide,sulfur dioxide and particulate matter(PM10). However,the location of the proposed hotel/motel
would be adjacent the planned on and off ramps for Highway 680. The location of the proposed hotel would
limit the amount of travel from the Highway,thereby minimizing vehicle trips and associated air quality impacts
in conformity with the Bay Area Air Quality Management District's Guidebook"Improving Air Quality Through
Local Plans and Programs".
In terms of construction related impacts,it is anticipated that the future construction of a hotel might generate
temporary increases in dust and particulate matter caused by site excavation and grading activities. The
City's standard grading ordinance requirements require measures to ensure that these types of short term
construction impacts are minimized.
6. Transportation/Circulation.
Environmental Setting:
Major roadways serving the site are:
• Interstate 580,a six-lane east-west freeway connecting Dublin with nearby local communities such as
Livermore and Pleasanton and regional destinations,such as Tracy and Oakland.
• Interstate 680,a six-lane north-south freeway connecting Dublin with local communities in the Trj-Valley
area and regional destinations north and south of Dublin.
• Dublin Boulevard is a major east-west arterial within Dublin and is configured as a 6 lane road adjacent this
location. Dublin Boulevard serves primarily industrial and commercial uses in the vicinity of the project.
• Amador Plaza Road is a collector road that intersects the project and forms a cul-de-sac. Amador Plaza
Road runs north south and serves office and commercial uses in the project and in the vicinity of the
project. It is presently 2 lanes,but will be widened to 4 lanes as part of the construction of the new off
ramp and parallel road projects.
Planned roadways that will serve the site are:
• Interstate 680 on and off ramps which will intersect the project.
• The"parallel road"which will be a continuation of the planned Interstate 680 off ramp. The parallel road
will run parallel to Dublin Boulevard. The alignment for the road has been approved. It will run from
Amador Plaza Road and terminate at Regional Street. The road will provide an alternative road running
south of Dublin Boulevard,connecting three cul-de-sacs in the vicinity.
Proiect Impacts:
There are no significant impacts to Items 6A through 6G. This determination is based on the record as well as
the references listed below. City of Dublin Engineering Department has reviewed the proposal. City policy
requires that any new construction on the site will be charged a traffic impact fee which will pay for circulation
improvement in the area.
7. ,8. &14. Biological, Energy and Mineral, and Cultural Resources.
Environmental Setting:
The site is partially developed with commercial and office uses. A portion of the site is landscaped with
decorative landscaping. Approximately 6 acres of the site is vacant with no significant trees or other
vegetation. The area adjacent 1-680 has some poplar trees and eucalyptus trees.
Project Impacts:
There are no impacts to Items 7A through 7E;8A through 8C;or, 14A through 14D. This determination is
based on the record as well as the references listed below. The project will be located on an already existing
commercial development. The portion that is vacant has no significant vegetation and is adjacent Highway
680. Field visits to the site have not identified any animals. While the poplar and eucalyptus trees will most
likely be removed during construction,standards of the Downtown Specific Plan require ehanced landscaping
adjacent 1-680. Therefore,no biological,mineral,energy or cultural resources will be impacted by this project.
9. Hazards.
Environmental Setting:
The site is partially developed with commercial and office uses.These types of uses generally do not create
hazardous environments.
Project Impacts:
There are no impacts to Items 9A through 9E. This determination is based on the record as well as the
references listed below. The types of uses proposed and existing generally do not create hazardous
environments. As part of the Site Development Review Process,proposals for new construction are reviewed
by Fire,Police and other agencies for emergency access as well as other concerns.
10. Noise.
Environmental Setting:
The project is a Planned Development for a retail,retail entertainment and office development. A portion of
the site is built out. Six acres remain vacant. A portion of the six acres will be developed with on and off
ramps for Highway 680. A hotel/motel is proposed adjacent the future on and off ramps.
20
Project Impacts:
There are no significant impacts to Items 10A and 10B. This determination is based on the record as well as
the references listed below. Although the Hotel would be located adjacent 1-580 and 1680,Title 24 of the State
Uniform Building Code requires sound mitigation for hotels to 45 CNEL in the interior of the hotel. Therefore,
the location of the hotel and the people staying there would not be adversely impacted by the freeway noise.
11. Public Services.
Environmental Setting:
The project site is served by the following service providers:
• Fire Protection. Fire protection is provided by the Dougherty Regional Fire Authority which provides
structural fire suppression,rescue,hazardous materials control and public education services
• Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in
the Civic Center. The Department,which maintains a sworn staff of 31 officers,performs a range of public
safety services including patrol,investigation,traffic safety and public education.
• Schools. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high school services within the community.
• Maintenance. The City of Dublin provides public facility maintenance,including roads,parks,street trees
and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
• Other Governmental Services. Other governmental services are provided by the City of Dublin including
community development and building services and related governmental services. Library service is
provided by the Alameda County Library with supplemental funding by the City of Dublin.
Environmental Impacts:
a) Fire Protection. According to representatives of the Dougherty Regional Fire Authority,the proposed
project lies within a one mile radius of a fire station located on Donohue Drive in Dublin. A typical response
time of under 5 minutes is anticipated. As part of the site development review process,specific fire protection
requirements will be imposed on the development to ensure compliance with applicable provisions of the
Uniform Fire Code.
b) Police Protection. According to representatives of the Police Department,adequate resources
presently exist to serve the proposed development.
c) Schools. This project is for office and commercial uses. School fees in accordance to State law would
be charged at building permit issuance.
d) Maintenance of public facilities including roads. The project has access from two existing streets,
Dublin Boulevard and Amador Plaza Road. Additionally,a new road is planned"the parallel road",that will run
south of Dublin Boulevard(see circulation section,above). The applicant is required to pay a traffic impact fee
21 G
to the City of Dublin which will assist in off-setting costs of public roadway maintenance. The fee is charged at
building permit issuance.
e) Other governmental services. The City of Dublin charges a public facilities fee for all new development
in the community for the purpose of financing new municipal public facilities needed by such development.
12. Utilities and Services Systems.
Environmental Setting:
The project site is serviced by the following service providers:
• Electrical and natural gas power: Pacific Gas and Electric
• Communications: Pacific Bell
• Water supply and sewage treatment: Dublin San Ramon Services District
• Storm Drainage: Zone 7
• Solid Waste Disposal: Dublin-Livermore Disposal Company
Proiect Impacts:
There are no impacts to Items 12A through 12G. This determination is based on the record as well as the
references listed below. Utility providers have reviewed the project and have determined that either the
infrastructure exists or a method to fund the infrastructure has been provided for. Standard impact fees will be
charged by DSRSD and Zone 7.
13. Aesthetics.
Environmental Setting:
The proposed project is located in the downtown area of Dublin. The project is commercial in nature and
surrounded by commercial development. Enea Plaza has been developed with a design theme that includes
use of brick,tile and other materials.
Project Impacts:
There are no impacts to Items 13A through 13C. This determination is based on the record as well as the
references listed below. The City's Zoning Ordinance requires that any new structure go through the Site
Development Review Process. As part of that process,aesthetic elements are considered. One use listed as
a permitted use in the proposed Planned Development District would be a auto parts retailer with related
vehicle servicing. This use has been conditioned in the PD Rezone to minimize the aesthetic impact of the
service area by facing that part of the use away from public streets and shielding it from view by use of
landscaping and trellises. Therefore,site development review together with the regulations regarding the
siting of the repair area will ensure that the aesthetic environment is preserved.
22 . 1
14. See No. 7 , Cultural Resources, above.
15. Recreation.
Project Setting:
The proposed project is located in the downtown area of Dublin. The project is commercial in nature and
surrounded by commercial development.
Project Impacts:
There are no impacts to Items 15A or 15B. This determination is based on the record ae well as the
references listed below. The City has in place a Public Facilities Fee which is charged to all development in
the City. The fee pays for improvements to parks as well as other public facilities in the City.
G:\PA96-0401Initial
23
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for November 26, 1996
PROJECT: PA 95-027, Zoning Ordinance Revision
DESCRIPTION: Revision of Zoning Ordinance sections relating to Home
Occupations and Landscaping and Fencing Regulations.
RECOMMENDATION: The Zoning Ordinance Steering Committee recommends
that the Planning Commission discuss the proposed
changes to the Home Occupations and Landscaping and
Fencing Regulations sections of the Zoning Ordinance and
give Staff direction on those sections. Further, the Zoning
Ordinance Steering Committee recommends that the
Planning Commission take a"Straw Vote" giving the
consensus of the Planning Commission on these sections of
the Ordinance.
PREPARED BY: tennis Carrington, Senior Planner/Zoning Administrator
ANALYSIS:
On November 20, 1996, The Zoning Ordinance Steering committee met and gave
Staff feedback on draft changes to the two sections relating to Home Occupations and
Landscaping and Fencing Regulations. The two sections are presented for your review
and comment. Commissioner Johnson will make a brief presentation on proposed
changes followed by the Staff presentation. It is the Committee's recommendation that
the Planning Commission review the progress so far and offer comments. If the Planning
Commission is in general agreement, the Committee recommends that you identify by
consensus that the proposed changes are satisfactory and direct the Committee to move
on to the next subjects. The next sections of the Ordinance to be revised are Planned
Developments and Enforcement. These sections will be presented to the Zoning
Ordinance Steering Committee on January 15, 1997, and to the Planning Commission on
January 28, 1997.
HOME OCCUPATIONS
The Home Occupations section of the Zoning Ordinance establishes regulations
which allow home occupations for the gainful employment of the occupant of a dwelling
in a limited commercial activity which is incidental and subordinate to the residential use
of the property. The intent of the section is to ensure that home occupations are
compatible with, and do not change the character of the surrounding residential area by
COPIES TO: Maureen Nokes
PA 95-027 File
ITEM NO. q,
s . . s
generating more traffic noise,odors,visual impacts,or storage of materials than would
normally be expected in a residential zoning district. Changes to this section of the
Ordinance that could be of interest to the Planning Commission are:
1. Business License Required. Business licenses are required for Home
Occupations which are permitted as accessory uses in all residential
zoning districts. This requirement is not made clear by the current
Ordinance. If a Home Occupation is found to be in violation of the
revised Ordinance,the Business License could be revoked and the use
required to cease.
2. Company vehicle parking would be limited. One company vehicle(which
would be limited to a truck,van,or automobile only)no larger than 3/4
ton(whether or not marked with a company name or logo)may be parked
in a residential zoning district and used by the occupant directly or
indirectly in connection with a Home Occupation. This change would
limit the parking of fleet vehicles in residential areas.
3. Fire Safety/Occupancy would be addressed for the first time. Activities
conducted and equipment or material used as part of a Home Occupation
could not change the fire safety or occupancy classifications of the
residence.The Home Occupation would not be able to involve the storage
of flammable,explosive,or hazardous materials unless specifically
approved by the Fire Department.
4. Indoors/Limited to one room. The Home Occupation must be conducted
indoors and is limited completely to one room located within the
residence,or to the garage. This provision was not included in the existing
Ordinance. It would ensure that the home occupation is subordinate to the
residential use.
5. Students. No more than two students may be given instruction in music,
academics,dance,swimming,or other subjects as determined by the
Community Development Director in a residence at one time. No students
may be given instruction between the hours of 9:00 p.m.and 8:00 a.m.
This issue is not addressed by the Ordinance and should be included to
avoid conflicts large numbers of students could cause.
6. Vehicular Trips/Delivery Trips. No Home Occupation will be allowed to
generate more than five additional pedestrian or vehicular trips in excess
of that customarily associated with the zoning district in which it is
located,or more than two delivery trips per day. No deliveries may be
made between the hours of 9:00 p.m.and 8:00 a.m. The inclusion of this
provision will limit businesses in residential areas which require large
numbers of deliveries which are a nuisance.
2
7. The section regarding prohibited Home Occupations has been expanded to
clarify uses which are not allowed. New uses included in this section
include:
• Adult entertainment businesses;
• Carpentry or cabinet making;
• Dance or night club;
• Pet grooming/boarding/kennels;
• Medical/dental offices/clinics and laboratories;
• Mini-storage;
• Repair(body or mechanical),reupholstering,and painting of vehicle not owned
by the resident;
• Restaurant
• Storage of equipment,materials,wastes,and other items needed for,or produced
by,the construction,landscaping,or service trades;and
• Welding and machining.
LANDSCAPING AND FENCING REGULATIONS
Landscaping regulations have not been addressed by the existing Ordinance. The
proposed regulations seek to set standards to ensure that enhance the aesthetic appearance
of development,increase compatibility between uses,reduce heat and glare generated by
development,and minimize the impacts of physical and visual pollution. Changes that
could be of interest to the Planning Commission are:
1. Buffer Planting. Buffer planting will be required along all freeways and
major arterials in order to visually screen uses and provide noise reduction.
2. Compatibility. Whenever possible,landscaping should complement
existing landscaping on neighboring properties to ensure compatibility.
3. Drought-Tolerant/Native Species. Landscape design and construction
shall emphasize drought-tolerant and/or native species whenever possible.
4. Existing Trees. Retain existing mature trees over 6 inches in diameter and
integrate into landscaping plans.
5. Landscape Edges. A colorful landscape edge should be established at the
base of buildings. Avoid asphalt edges at the base of structures as much as
possible.
6. Landscaping Required. Landscaping would be installed pursuant to this
Chapter for all single family residences between the right-of-way and the
residence and for all multi-family,commercial,industrial and public
developments. This would avoid situations like Hansen Hill where front
yard landscaping is not being provided.
3
7. Screening requirements. Screening requirements would ensure that new
development would provide screening between themselves and existing
development.
8. Corner treatments. Corner treatment standard would ensure that corners in
commercial developments and at important intersections in residential
developments.
9. Tree removal/replacement. Where the majority of trees in a parking lot(or
proposed parking lot)in a multi-family,commercial,office,or industrial
development area are proposed to be removed for aesthetic reasons or for
the purpose of increasing visibility for signage,that removal or
replacement shall be pursuant to Site Development Review. Removal of
trees in phases shall not relieve the applicant of this obligation. This
provision would avoid wholesale tree removal that has been controversial
in the past.
10. Fencing requirements. Fencing requirements would be changed to address
exterior walls of developments,which would be required to be 8 feet tall,
and walls abutting residential districts which would be required to be 6
feet tall.
11. Lattice Screens. The Ordinance would be clarified to state that lattice
screens could be added to extend a fence to a height of 7 feet along
property lines. The lattice would have to be framed and admit not less
than 50%light. Plastic inserts would not be permitted.
12. Fence/wall design standards for residential,commercial,or industrial
developments. Standards are proposed,such as articulation of walls,the
requirements of caps and bases,and that the design be uniform within a
development.
13. Chain link fencing. Chain link fencing would be permitted in the C-2,M-
P,M-1 and M-2 zoning districts;if allowed by a Conditional Use Permit;
around construction sites and vacant properties;and around tennis courts,
swimming pools,and playgrounds. This would avoid unsightly chain link
fencing in exterior wall situations is residential areas.
ZONING ORDINANCE STEERING COMMITTEE
Staff wishes to thank the members of the Zoning Ordinance Steering Committee
for providing recommendations to Staff on draft revisions to sections of the Zoning
Ordinance. They have spent may hours reviewing draft revisions to the Ordinance and in
evening meetings providing valuable input on the drafts.
4 (/,
GENERAL INFORMATION:
APPLICANT(S): City of Dublin
LOCATION: Citywide
ENVIRONMENTAL REVIEW: This project is exempt from the California
Environmental Quality Act(CEQA)because there
is no possibility that revising the Zoning Ordinance
will have a significant impact on the environment
(Section 15061(a)(3)). All discretionary permits
which are based on the Zoning Ordinance will
receive environmental review pursuant to CEQA.
ATTACHMENTS:
Attachment 1: Draft Home Occupation Regulations of the Zoning Ordinance.
Attachment 2: Draft Landscaping and Fencing Regulations Section of the Zoning
Ordinance.
g:pa95027/pcsthols
i
5
Home Occupations
CHAPTER 8.XX.XX.00 HOME OCCUPATIONS
8.xx.010 Purpose. The purpose of this Section is to allow Home Occupations for
the gainful employment of the occupant of a dwelling in a limited
commercial activity,with such employment activity being incidental and
subordinate to the residential use of the property.
Intent. The intent of this Section is to ensure that Home Occupations are
compatible with,and do not change the character of the surrounding
residential area by generating more traffic,noise,odors,visual impacts,or
storage of materials than would normally be expected in a residential
zoning district.
8.xx.020 Business License Required. Business licenses are required for Home
Occupations which are permitted as accessory uses in all residential
zoning districts.
8.xx.030 Limitations on Use. A Home Occupation shall conform to the following
limitations on use:
A. Accessory Structure/Temporary Structure. No Home Occupation may be
conducted within an Accessory Structure or a temporary structure;
B. Appearance of the Residence. The Home Occupation shall not alter the external
appearance of the residence;
C. Business License. A Home Occupation shall not be conducted before approval of
a Business License;
D. Codes/Laws/Regulations. A Home Occupation shall conform to all codes,laws
and regulations.
E. Company Vehicle. One company vehicle(a truck,van,or automobile only)no
larger than 3/4 ton(whether or not marked with a company name or logo)may be
parked in a residential zoning district and used by the occupant directly or
indirectly in connection with a Home Occupation;
F. Employees. No Home Occupation shall employ individuals who do not live in
the residence other than housekeepers;
City of Dublin Zoning Ordinance 1 November 21, 1996
Home Occupations
G. Equipment/Appliances/Storage of Materials of Non-Residential Nature.
There shall be no installation of equipment or appliances or storage of materials,
determined by the Director of Community Development to be of a non-residential
nature,in a residence or Accessory Structure;
H. Fire Safety/Occupancy. Activities conducted and equipment or material used as
part of a Home Occupation shall not change the fire safety or occupancy
classifications of the residence. The Home Occupation shall not employ the
storage of flammable,explosive,or hazardous materials unless specifically
approved by the Fire Department;
I. Incidental and Subordinate Use. A Home Occupation shall be incidental and
subordinate to the residential use of the property;
J. Indoors/Limited to one room. The Home Occupation shall be conducted
indoors and shall be limited completely to one room located within the residence,
or to the garage;
K. Merchandise For Sale Or Rent From the Premises. There shall be no
maintenance on the premises for sale or rental of any merchandise,stock of items,
or goods from the premises which are not home made;
L. Multiple Home Occupations. There shall not be more than two Home
Occupations per residence;
M. Nuisances. No Home Occupation shall create or cause noise,dust,light,
vibration,odor,gas,fumes,toxic/hazardous materials,smoke,glare,electrical
interference,or other hazards or nuisances beyond those normal for a residential
area or which may be perceptible at or beyond the lot line;
M. Outdoor Storage/Display. There shall be no outdoor storage or display of
merchandise,equipment,appliances,tools,materials,or supplies associated with
a Home Occupation;
O. Parking. No vehicle used for a Home Occupation shall occupy a required
parking space of a residence. No Home Occupation shall occupy a required
parking space of a residence. One off-street parking space(other than in the
driveway)shall be provided for a vehicle used for the Home Occupation;
P. Rented Property. If the Home Occupation is to be conducted on rental property,
the property owner's written authorization for the proposed use shall be obtained
and submitted to the City prior to the application for a Business License;
City of Dublin Zoning Ordinance 2 November 21, 1996
•
Home Occupations
Q. Repair,Dismantling,or Painting of Vehicles Within a Garage. Any vehicle
being repaired,dismantled,or painted within a residential garage shall be owned
by an occupant of the residence and shall be carried out in full compliance with all
laws and regulations;
R. Signs. There shall be no advertising sign,window display,or other identification
of the Home Occupation on the premises other than a house number and
nameplate as permitted by Chapter 8.08.140D of the Dublin Municipal Code;
S. Students. No more than two students may be given instruction in music,
academics,dance,swimming,or other subjects as determined by the Community
Development Director in a residence at one time. No students may be given
instruction between the hours of 9:00 p.m.and 8:00 a.m.;and
T. Vehicular Trips/Delivery Trips. No Home Occupation shall generate more than
five additional pedestrian or vehicular trips in excess of that customarily
associated with the zoning district in which it is located,or more than two
delivery trips per day. No deliveries shall be made between the hours of 9:00 p.m.
and 8:00 a.m.
8.xx.040 Prohibited Home Occupations. The following Home Occupations(and
any additional Home Occupations,as determined by the Director of
Community Development),are in violation of the Purpose and Intent
and/or the Limitations on Use of this Section,and are prohibited:
A. Adult entertainment businesses;
B. Barber Shop or Beauty Shop;
C. Carpentry or cabinet making;
D. Dance or night club;
E. Grooming,breeding,training or raising of dogs,cats,or other animals;
F. Medical and dental offices,clinics,and laboratories;
G. Mini-storage;
H. Real Estate Office;
I. Repair(body or mechanical),reupholstering,and painting of vehicle not
owned by the resident;
City of Dublin Zoning Ordinance 3 November 21, 1996
Home Occupations
J. Repair Shops(of appliances,electronic equipment,furniture,and similar
items as determined by the Director of Community Development),Fix-it
shops,or plumbing shops;
K. Restaurant;
L. Storage of equipment,materials,wastes,and other items needed for,or
produced by,the construction,landscaping,or service trades;and
M. Welding and machining.
8.xx.xx.050 Revocation of Business License. A business license for a Home
Occupation may be revoked by the Director of Community Development
if any one of the following findings can be made:
A. That the Home Occupation has become detrimental to the public health,safety,
and welfare;
B. That the Home Occupation no longer complies with the Purpose and Intent of this
Section;
C. That the Home Occupation no longer complies with the Limitations on Use of this
Section;
D. That the Business License was obtained by misrepresentation or fraud;or
E. That the Home Occupation is in violation of any statute,ordinance,law,or
regulation.
Revocation of a Business License for a Home Occupation for a use of a residence
which does not meet the requirements of this Section as a Home Occupation is
evidence that the use must cease. If necessary,the enforcement procedures
outlined in Section 8.xx.xx.00 will be employed to ensure that the uses ceases.
g:ord/zoningihomeocc
City of Dublin Zoning Ordinance 4 November 21, 1996
LANDSCAPING AND FENCING REGULATIONS
CHAPTER 8.XX.XX LANDSCAPING AND FENCING REGULATIONS
8.xx.010 Purpose. The purpose of this Chapter is to establish landscaping and fencing regulations.
Intent. The Intent of this Chapter is to:
A. Enhance the aesthetic appearance of developments in all areas of the City by providing standards
relating to quality, quantity and functional aspects of landscaping and landscape screening;
B. Increase compatibility between residential and abutting commercial and industrial land uses;
C. Reduce the heat and glare generated by development; and
D. Protect public health, safety, and welfare by minimizing the impact of all forms of physical and
visual pollution, controlling soil erosion, screening incompatible land uses, preserving the
integrity of neighborhoods, and enhancing pedestrian and vehicular traffic and safety.
8.xx.020 Preliminary Landscaping Plan. A Preliminary Landscaping Plan shall be submitted as
required on Application Submittal Checklists prepared by the Director of Community
Development.
The Preliminary Landscaping Plan shall meet the intent of this chapter by exhibiting a
generalized design layout which adequately demonstrates the desired landscaping
program in terms of location of proposed landscaping and hardscape, a plant palette with
the number, size, and name of proposed plants and trees (both common and botanical),
and any additional information as required by the Director of Community Development.
The Preliminary Landscaping Plan shall provide the Director of Community
Development with a clear understanding of the landscaping program prior to the
preparation of the Final Landscaping and Irrigation Plan.
8.xx.030 Final Landscaping and Irrigation Plan. Where required by a condition of approval of
a Discretionary Permit, a Final Landscaping and Irrigation Plan shall be prepared and
submitted for approval by the Director of Community Development prior to applying for
a Building Permit or a Grading Permit, whichever comes first. The Final Landscaping
and Irrigation Plan shall conform to the following:
A. General Standards.
1. Buffer Planting. Buffer planting shall occur along all freeways and major arterials in
order to visually screen uses and provide noise reduction. This landscaping shall be in
addition to screening requirements set forth in Section 8.xx.xx.030(B), Screening
Requirements, and in Section 8.xx.xx.070(A)(19) and(B)(6) Parking.
City of Dublin Zoning Ordinance 1 November 21, 1996
( 0
LANDSCAPING AND FENCING REGULATIONS
2. Compatibility. Whenever possible,landscaping should complement existing
landscaping on neighboring properties to ensure compatibility.
3. Contents. The Final Landscaping and Irrigation Plan shall contain,but not be limited to,
the following:
a. Hardscape.
b. Irrigation Plan.
c. Location of all plants. All plants must be clearly labeled and numbered.
d. Other information. The plan shall include any other information deemed
necessary by the Director of Community Development.
e. Plant list. Both common and botanical.
f. Size. The sizes of all plans shall be shown.
g. Water elements.
4. Drought-Tolerant/Native Species. Landscape design and construction shall emphasize
drought-tolerant and/or native species whenever possible.
5. Existing Trees. Retain existing mature trees over 6 inches in diameter and integrate into
landscaping plans.
6. Group Plantings. Tree and shrub plantings should be grouped together in order to create
strong accent points.
7. Groundcover. Groundcover shall achieve 100%coverage within one year.
8. Harmony. Landscape designs shall be in harmony with the surrounding environment.
9. Inorganic Groundcover. When inorganic groundcover is used,it shall be in
combination with live plants and shall be limited to an accent feature.
10. Installation. Trees shall be installed in conformity with City of Dublin Standard Plans.
11. Irrigation System. All commercial,industrial,and multi-family landscaping shall have
an automatic irrigation system.
City of-Dublin Zoning Ordinance 2 November 21,1996
LANDSCAPING AND FENCING REGULATIONS
12. Landscape Architect. Landscaping Plans shall be prepared by a landscape architect
registered to practice in the State of California for all projects proposing 5,000 square feet
or more of landscaping,unless waived by the Director of Community Development.
13. Landscape Edges. A colorful landscape edge should be established at the base of
buildings. Avoid asphalt edges at the base of structures as much as possible.
14. Landscaping Required. Landscaping shall be installed pursuant to this Chapter for all
single family residences between the right-of-way and the residence and for all multi-
family,commercial,industrial and public developments.
15. Maturity. Landscaping should be sized so that a mature appearance will be attained
within three years of planting.
16. Mow Strips. Concrete mow strips are required to separate all turf areas from other
landscaped areas for all developments.
17. Overall Design. Landscaping and open spaces shall be designed as an integral part of the
overall site plan design. Landscaping and open spaces shall enhance the building design,
enhance public views and spaces,provide buffers and transitions,and provide screening.
18. Property Rights of Adjacent Property Owners. Trees and shrubs should be planted so
that at maturity they do not interfere with the basic property rights of adjacent property
owners.
19. Service Lines. Trees and shrubs shall be planted so that at maturity they do not interfere
with service lines,aqueducts,or conduits.
20. Signage Visibility.Trees shall be planted so that at maturity they provide visual access to
signage in commercially zoned areas. This can be accomplished by planting to provide
"view corridors",by using low-growing trees,trees with high canopies,or trees with
more transparent canopies.
21. Size Of Plant Materials. The sizes of plant materials selected shall be limited to those
which have the best chance of survival for a minimum of three years. The use of
specimen trees is encouraged in certain situations when the survival of that tree can be
assured.
22. Street Tree Species. Street tree species shall conform with City of Dublin Standard
Plans.
23. Survival. All plants installed shall survive for a minimum of three years from the date of
occupancy of the last unit of a development. All dead plants shall be replaced with like
species during that interval.
City of Dublin Zoning Ordinance 3 November 21,1996
(i
LANDSCAPING AND FENCING REGULATIONS
24. Traffic Visibility Area. No fence, wall, hedge, sign or other structure, shrubbery,
mounds of earth, or other visual obstruction over 30 inches in height above the nearest
street curb elevation shall be erected, placed,planted, or allowed to grow within a Traffic
Visibility Area. The foregoing provision shall not apply to public utility poles; trees
trimmed (to the trunk)to a line at least 6 feet above the level of the intersection; saplings
or plant species of open growth habits and not planted in the form of a hedge, which are
so planted and trimmed as to leave at all seasons a clear and unobstructed crossview;
supporting members of appurtenances to permanent structures existing on the date this
Chapter becomes effective; and official warning signs or signals.
25. Tree Damage To Improvements. Trees planted near sidewalks, bicycle paths, curbs,
gutters, and similar improvements shall be of a species and installed and in a manner
(such as with root guards or root barriers) which prevents physical damage to those
improvements.
26. Tree Grates/Covers. Where trees are planted in paved areas, they shall have a protective
tree grate or cover. A deep root system shall be used.
27 Tree Standards. Trees should be long-lived (minimum life expectancy of 60 years),
clean, require little maintenance, be structurally strong, insect and disease resistant, and
require little pruning.
28. Wall Plantings. Walls 3 feet or higher shall be planted with vines and shrubs to provide
shadow and patterns.
B. Screening Requirements.
1. Requirement. Every new development shall provide sufficient screening along side and
rear lot lines so that neighboring properties are effectively shielded from any adverse
impacts of that development or so that the new developing use shields itself from existing
potential impacts from uses already in operation.
2. Screening Requirements Table. Table sets forth the type of screening method
required between various uses in order to provide a mechanism to buffer potential
negative impacts. To determine the type of screening required (Type A, B, or C), find the
use in the "Developing Use" column which is similar to the proposed use to be developed
and follow that line across the page to its intersection with the type of use(s)that adjoins
the property to be developed. For each intersecting square that contains a letter,the
developer is required to install the level of screening indicated.
City of Dublin Zoning Ordinance 4 November 21, 1996
13
•
LANDSCAPING AND FENCING REGULATIONS
3. Types Of Screening. The three basic types of screens that are required by Table
are as follows:
a. Opaque Screen, Type A. A screen that is opaque from the ground to a height of
at least six feet, with intermittent visual obstruction(trees or large plants) from the
opaque portion to a height of at least 20 feet. An opaque screen may be composed of a
wall, fence, or densely planted vegetation. Compliance of planted vegetative screens will
be judged on the basis of the average mature height and density of foliage of the subject
species, or field observation of existing vegetation. The opaque portion of the screen
must be opaque in all seasons of the year. At maturity, the portion of intermittent visual
obstructions should not contain any completely unobstructed openings more than 10 feet
wide. Suggested planting patterns are shown in Figure .
b. Semi-Opaque Screen, Type B. A screen that is opaque from the ground to a
height of 3 feet, with intermittent visual obstruction (trees or large plants) from above the
opaque portion to a height of at least 20 feet. The semi-opaque screen is intended to
partially block visual contact between uses and to create a strong impression of the
separation of spaces. The semi-opaque screen may be composed of a wall, fence,
landscaped earth berm, or planted vegetation. Compliance of planted vegetative screens
will be judged on the basis of the average mature height and density of foliage of the
subject species, or field observation of existing vegetation. At maturity, the portion of
intermittent visual obstructions should not contain any completely unobstructed openings
more than 15 feet wide. Suggested planting patterns are shown in Figure .
c. Broken Screen, Type C. A screen composed of intermittent visual obstructions
from the ground to a height of at least 20 feet. The broken screen is intended to create the
impression of a separation of spaces without necessarily eliminating visual contact
between the spaces. It may be composed of a wall, fence, landscaped earth berm, planted
vegetation or existing vegetation. Compliance of planted vegetative screens or natural
vegetation will be judged on the basis of the average mature height and density of foliage
of the subject species, or field observation of existing vegetation. The screen may contain
deciduous plants. Suggested planting patterns are shown in Figure .
d. Interpretation. The screening requirements set forth in this section may be
interpreted with some flexibility by the Director of Community Development in the
enforcement of standards. It is recognized that because of the wide variety of types of
developments and the relationships between them, it is neither possible nor prudent to
establish inflexible screening requirements. Therefore, minor deviations may be granted
to allow less intensive screening, or requirements for more intensive screening may be
imposed, whenever such deviations are more likely to satisfy the intent of this Section.
City of Dublin Zoning Ordinance 5 November 21, 1996
1 (f
•
LANDSCAPING AND FENCING REGULATIONS
TABLE
SCREENING REQUIREMENTS
ADJACENT EXISTING OR PERMITTED USE
DEVELOPING USE I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21
1 One and two family
residences
2 Multi-family residences A CC A B A C C A A A A A AB AB B A A A
3 Mobile/Manufactured BB C A B A CC A A A A A A B ABB A A A
home subdivision
4 Community care facility A A A A A A A A A A A A A A A
(Small)
5 Community care facility AB B A CB C C A C A A A A A A B A A C A
(Large)
6 All office use including A BB A A C A
medical
7 Community clubhouse A A A A AB A A A
8 Community facilities A A A A AB A C CB B
(totally enclosed within a
structure)
9 Community facilities(not A A A A A A A A A A A A C A
totally enclosed within a
structure)
10 Hospital/Medical center BBBBBC A A C
over 10,000 sq.ft.
11 Auto rentals,repairs, A A A A A A A A A A B A A AB B B
sales,service,storage,
service station
12 Commercial parking A A A A A A A A A A A A A AB B B
lot/garage,vehicle storage,
auction yard
13 Day care center A A A A A A A A A A A A A A A A A A A A A
14 Eating and drinking A A A A A C A C A C C ACC
establishment
15 Hotel/Motel A A A A A C A CB C C A C C A C C
16 Equipment/storage/ A A A A A A A A A A A A A A A A A A A A
salvage/impound yard
17 Recreational facility A A B B B C C CC C A
18 Retail sales A A A A A CBBB A A
19 Recycling facility A A A A A A A A A A A A A A A A A A A A
20 Manufacturing A A A A A A B A A A C C A A A B
(substantially indoors)
21 Manufacturing A A A A A A A A A A A A
(substantially outdoors)
City of Dublin Zoning Ordinance 6 November 21,1996
LANDSCAPING AND FENCING REGULATIONS
snot.trees punted 30'
on center.
TYPE A 6 high evergreen
Y screening
shrucatery
L planted C'on
'l / center.
TYPICAL OPAQUE SCREEN "� '��`' UK4n 'k;d6141.4::
rm - Large trees
1".• ..(i l punted 1
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ow
-- _ __ 6'high reowootl/cote.
F� Tall e�•etgreen
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. I _ % Drannus
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i ground.'
Small trees
planted 3C'on
TYPE B ., center.
i47
� .. on Slpne
.. ..tea.. _ _ "• wall.
TYPICAL SEMI OPAQUE SCREEN
/''
+y Small trees planted
r G \i 4 2.:,::Lon center on too
'j o! arm.
3'high seeped
.� earth perm.
fl _ •f" 1yi q-K v § CT% :71:* • j 3'high evergreen
ro'ti1. > �"r reamed 3'on
• [ i center.
'1
*pg a .( :Th smaL pees planted 3C'
iD" on center.
TYPE C 1=
Small trees planted 30'
TYPICAL BROKEN SCREEN VA, t►Q��4 �7 on center. •
�� dW i
r r i i Ir 1 1 , t It , Split rail fence.
laze
•YY cantedd 40'e0'on
• cone:.
Ausonee snobbery.
•
City of Dublin Zoning Ordinance 7 November 21, 1996
•
LANDSCAPING AND FENCING REGULATIONS
C. Setback And Parkway Treatment Standards.
1. Compatibility. Provide a design to ensure compatibility with established parkways,
including a sensitive transition between diverse landscape types and patterns, and/or
public and private property; and
2. High Level Of Development Quality. Setback and parkway areas shall be properly
designed and landscaped in order to establish a high level of development quality while
providing for neighborhood identity where appropriate. The design shall utilize street
tree plantings with complementary landscape materials;
3. Mounding And Berms. Incorporate mounding and berms where appropriate, with
landscaped slopes not exceeding a 3:1 ratio, or three feet in height.
D. Corner Treatment Standards. Developments involving corner lots shall incorporate corner
treatment standards as follows:
1. Commercial developments. Corners in commercial developments shall be landscaped.
The landscaping should incorporate significant landscape and water features, including
specimen trees, coordination with wall breaks or openings, and special "city entry" image
treatment whenever appropriate. Maintenance shall be provided by the property owner.
The design shall ensure that any corner landscape plan conform with the Traffic Visibility
Area requirements of this Section to protect public safety.
2. Residential developments. Corners in residential developments where both streets have
a design ADT (Average Daily Traffic) of 4,000 or more should be landscaped.
Maintenance shall be provided by a means determined by the property owner, and
acceptable to the Director of Public Works, which does not require public funding. The
design shall ensure that any corner landscape plan conform with the Traffic Visibility
Area requirements of this Section to protect public safety.
8.xx.040 Installation Of Landscaping. All landscaping shall be healthy and viable at installation,
and shall be properly installed and irrigated prior to issuance of a Certificate of
Occupancy.
8.xx.050 Maintenance Of Landscaping. Landscaping shall be maintained as follows:
A. Maintenance. Maintenance of approved landscaping shall consist of regular watering, mowing,
pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants,
and the repair and replacement of irrigation systems and integrated architectural features.
City of Dublin Zoning Ordinance 8 November 21, 1996 �7
l
•
LANDSCAPING AND FENCING REGULATIONS
B. Landscaping,Installation,Irrigation,Maintenance,Covenant And Easement Agreement.
Prior to the issuance of a Certificate of Occupancy,the developer shall file a signed copy of the
Landscaping,Installation,Irrigation,Maintenance,Covenant And Easement Agreement with the
Director of Community Development. The agreement addresses installation,irrigation,
replacement and maintenance of landscaping. Further,the agreement provides the City with the
right to file an appropriate lien(s)against the property in order to accomplish required
maintenance in the event the landowner fails to do so.
8.xx.060 Tree removal/replacement. Where the majority of trees in a parking lot(or proposed
parking lot)in a multi-family,commercial,office,or industrial development area are
proposed to be removed for aesthetic reasons or for the purpose of increasing visibility
for signage,that removal or replacement shall be pursuant to Site Development Review.
Removal of trees in phases shall not relieve the applicant of this obligation.
8.xx.070 Conformity With Water Efficient Landscape Ordinance.
A. The requirements of the Water Efficient Landscape Ordinance shall apply to:
1. All new and rehabilitated landscaping for public agency projects and private development
projects that require a Development and/or Building Permit with new or rehabilitated
landscapes that meet the criteria of Section 8.20.020 of the Dublin Municipal Code,
including but not limited to industrial,commercial,and recreational projects;and
2. Developer-installed landscaping in single-family and multi-family projects.
B. The requirements of the Water Efficient Landscape Ordinance shall not apply to:
1. Homeowner-provided landscaping at existing and new single-family and multi-family
projects;
2. Cemeteries;
3. Registered historical sites;
4. Ecological restoration projects that do not require a permanent irrigation system;
5. Landscaping irrigated solely by reclaimed water and to which no potable pipeline exists
for irrigation purposes;or
6. any project with a landscaped area less than 5,000 square feet.
City of Dublin Zoning Ordinance 9 November 21,1996
. LANDSCAPING AND FENCING REGULATIONS
8.xx.080 Fencing, Walls, and Hedges. Fencing and walls constructed according to Section
8.xx.xx.030(B) "Screening Requirements", when required by Conditional Use Permit and/or Site
Development Review approval, when required by the Municipal Code, or when built by a
property owner shall be constructed and maintained as follows:
A. Fence, Wall, and Hedge height requirements.
1. Agricultural and Residential Zoning Districts.
AREA MAXIMUM PERMITTED HEIGHT
a Front Yard. 4 feet
b. Side Yard. 6 feet
c. Street Side Yard. 6 feet
d Rear Yard. 6 feet
e. Traffic Visibility Area. 2 feet 6 inches
f. Outside of required yard. 8 feet
AREA MINIMUM PERMITTED HEIGHT
g. Exterior wall of residential development 8 feet.
h. Abutting a non-residential zoning district. 6 feet
2. Commercial and Industrial Zoning Districts.
AREA MAXIMUM PERMITTED HEIGHT
a Front Yard. 4 feet
b. Side Yard. 8 feet
c. Street Side Yard. 8 feet
d Rear Yard. 8 feet
e. Traffic Visibility Area. 2 feet 6 inches
f. Outside of required yard. 8 feet
AREA MINIMUM PERMITTED HEIGHT
g. Abutting a residential zoning district. 6 feet
h. Outdoor storage areas visible
from public right-of-way 10 feet (Commercial)
(located behind required yards). 12 feet(Industrial)
City of Dublin Zoning Ordinance 10 November 21, 1996
LANDSCAPING AND FENCING REGULATIONS
B. Exceptions to fencing,walls,and hedges requirements.
1. Buildings abutting property lines. Fencing is not required along any lot line where a building
wall at least 6 feet high is immediately adjacent to the lot line.
2. Condition of approval. A fence or wall may have a height of up to 12 feet where permitted by a
condition of approval.
3. Lattice Screen. A fence or wall in a Side Yard,Street Side Yard,or Back Yard in a residential
zoning district may be extended an additional 1 foot(7 feet total height)through the use of a framed
wooden lattice capable of admitting not less than 50%light. Plastic inserts are not permitted.
4. Location adjustment. Where property line fencing is required,and where the Director of
Community Development determines that all requirements of this Ordinance will be met,the location
may be adjusted so the fencing may be constructed at or within the setback line,provided the areas
between the fence and the property lines are landscaped or retained in natural vegetation.
5. Modification/Waiver. The fencing requirements of this Section may be modified or waived
provided the Director of Community Development determines that specific characteristics of the site or
site vicinity would make required fencing unnecessary or ineffective.
6. Municipal Code. Where a different height or location is required by the Municipal Code.
C. Measurement of height. The height of a fence,wall,or hedge shall be measured upward from the
finished ground level beneath it except as otherwise provided in Section 8.xx.xx(Traffic Visibility
Area). Where a fence is being built upon a retaining wall,the height shall be measured from the highest
adjacent finished ground level.
D. Fence/wall design standards for residential,commercial,or industrial developments.
1. Articulation. Perimeter fences/walls adjacent to public rights-of-way shall have articulated
planes by providing a minimum for every 100 feet of continuous wall a 24-inch by 8-foot long
landscaped recession.
2. Caps/base. All exterior fences/walls around developments and abutting public rights-of-way
shall have a cap designed along the top and a base designed along the bottom that provide an attractive
visual top and foundation for the fence/wall.
3. Materials and finish. Materials and finish shall be continuous and uniform within a given
fence/wall. The finish shall be equally attractive on both sides of a fence/wall. Where walls of different
materials or finish are adjacent to each other,the fence/wall being installed will integrate a transition a
transition to the existing fence/wall.
City of-Dublin Zoning Ordinance 11 November 21,1996
LANDSCAPING AND FENCING REGULATIONS
4. One type of fence/wall design. Only one type of exterior and one type of interior fence/wall
design shall be permitted on any development site unless modified pursuant to a discretionary permit.
5. Pilasters. Walls shall be constructed with pilasters provided at every change in direction,every
5 feet difference in elevation and at a frequency to the satisfaction of the Director of Public works. Each
pilaster shall designed at a frequency satisfactory to the Director of Public Works. Each pilaster will be
capped with a decorative feature.
E. Prohibited fence materials.
The use of barbed wire,electrified fence,or razor wire fence in conjunction with any fence,wall,or
hedge,or by itself within any zoning district,is prohibited unless permitted by a Conditional Use Permit,
or required by a law or regulation of the City,the State,or the Federal Government.
F. Chain link fencing.
Chain link fencing is permitted as follows:
1. C-2,M-P,M-1 and M-2 zoning districts. Along a Side Lot Line if behind the Front Yard
setback and along a Rear Lot Line if adjacent to other land within the C-2,M-P,M-1 and M-2 zoning
districts if planted with vegetation of sufficient density and height to screen the fence from adjacent
parcels and public areas. The vegetation screening the fence shall be maintained in such a manner that
the fence is completely opaque. The use of slats instead of vegetation is not permitted.
2. Conditional Use Permit/other laws or regulations. Pursuant to a Conditional Use Permit,or if
required by a law or regulation of the City,the State,or the Federal Government.
3. Construction sites/vacant properties. A 6 foot high chain link fence may be located around a
construction site or vacant property but shall be removed from locations where not permitted at the time
of occupancy.
4. Tennis courts,swimming pools,playgrounds. Chain link fencing may be used to enclose
these facilities.
G. Non-Conforming use. Wherever a Lot is occupied by a non-conforming commercial or industrial use
in a residential zoning district,a completely opaque screening wall,fence or hedge of the maximum
height permitted is required along any Side Lot Line or Rear Lot Line of that Lot which abuts any lot in
a residential zoning district. This requirement shall not apply to that portion of any such Lot Line which
is adjacent to and parallel to a building containing a non-conforming use.
g:Ord/zoning/la ndscap
Cay ofDubi n',zoning ordinance 12 November 21,1996