HomeMy WebLinkAbout10-13-2015 - Agenda PacketPlanning Commission
Regular Meeting
City of Dublin October 13, 2015
City Council Chambers 7:00 P.M.
100 Civic Plaza
1. CALL TO ORDER & ROLL CALL
2. PLEDGE OF ALLEGIANCE TO THE FLAG
3. ADDITIONS OR REVISIONS TO THE AGENDA
4. MINUTES OF PREVIOUS MEETINGS – September 22, 2015
5. ORAL COMMUNICATION -
At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the
public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning
Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may
request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the
Assistant Community Development Director regarding proper procedure to place an item on a future Planning
Commission agenda.
6. CONSENT CALENDAR
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PLPA-2015-00036 Natural Stone Conditional Use Permit application to create an Equipment
and Materials Storage Yard at 6591 Sierra Lane
8.2 PLPA 2012-00013 – Schaefer Ranch General Plan Amendment, Planned Development
Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review,
Vesting Tentative Map 8136 to create 19 single-family lots, and a CEQA Addendum
8.3 PLPA-2015-00017 Trumark/Regional Street Site Development Review, Vesting Tentative
Map, and Conditional Use Permit for a new residential project
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS:
Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including
Committee Reports and Reports by the Planning Commission related to meetings attended at City
Expense (AB 1234).
11. ADJOURNMENT
This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5
If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons
with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rul es and
regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City
Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting.
A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at
least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours pri or
to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Depart ment.
(OVER FOR PROCEDURE SUMMARY)
G���OF DU��2
�9��� ��� STAFF REPORT
�� az PLANNING COMMISSION
�� � �
�'�LIFOR��//
DATE: October 13, 2015
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2015-00036 Natural Stone Conditional Use
Permit application to create an Equipment and Materials Storage Yard at
6591 Sierra Lane
Report prepared by: Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The Applicant is requesting approval of a Conditional Use Permit to create an 11,600 square
foot Equipment and Materials Storage Yard on the northwest corner of the site. The yard will be
enclosed by an 8-foot wall where materials and equipment for the business (Natural Stone) will
be stored.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit to create an
Equipment and Materials Storage Yard at 6591 Sierra Lane.
�--- ��
S� ��s�- � ,��
Submitted By Revi ed By
Principal Planner Assistant Community Development Director
COPIES TO: Applicant
File '
ITEM NO.:
Page 1 of 5
DESCRIPTION:
The Project site is located at 6591 Sierra Lane. The site has a General Plan designation of
Business Park/Industrial and is zoned M-1 (Light Industrial). The site is approximately 1.86
acres in size and has an existing 30,740 square foot; single-story light industrial building that is
currently occupied by Natural Stone, a supplier of decorative stone slabs and tiles used in
residential and commercial construction. The Applicant is proposing to install a new fence to
create a secure outdoor area for the short-term storage of materials. The property location is as
shown in Figure 1.
Figure 1: Project Site
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Access to the site is provided from existing driveways and sidewalks on Sierra Lane. Adjacent
and nearby uses include light industrial, warehousing and indoor recreation uses to the north,
west, and east, and townhome-style residences across Sierra Lane to the south.
The Applicant is David Hopkins of Hopkins & Wall Architects on behalf of the property owner,
Global Logistics Properties. Natural Stone, the tenant, occupies the entire building and will be
the ones who utilize the outdoor storage area. The Dublin Zoning Ordinance classifies the
Applicant's wholesale business as Warehousing and Distribution, which is a permitted use;
however, the establishment of an Equipment and Materials Storage Yard requires a Conditional
Use Permit. The storage yard will be screened by an 8-foot high fence constructed with
architectural metal panels that ties into the northwest corner of the building and wraps around
the property line at the rear of the property. The proposed site plan is included as Exhibit A to
Attachment 1.
ANALYSIS:
Conditional Use Permit
A Conditional Use Permit enables the City to place Conditions of Approval on a project to
ensure that the operating characteristics are compatible with surrounding uses (Attachment 1).
The proposed Project has been reviewed for issues related to operating characteristics and
2 of 5
parking. Conditions of Approval have been placed on the Project, where appropriate, to ensure
compatibility with the surrounding light industrial, commercial, and residential uses.
Equipment and Materials Storage Yard
The Applicant is proposing to operate an 11,600 square foot Equipment and Materials Storage
Yard that will be connected to the existing 30,740 square foot warehouse building. The most
common item being stored in the yard will be various stone slabs and tiles, but bins of other
palletized products may also be kept within the yard. The hours of operation for the business
are Monday through Friday from 8:00 a.m. to 5:30 p.m., and Saturdays from 9:00 a.m. to 4:00
p.m. Condition of Approval No. 13 notes that the outdoor storage yard can only be open those
hours that the main business is open. Condition of Approval No. 14 notes that the yard shall be
accessible to employees only and not customers.
Condition of Approval No. 15 will ensure that materials will not be stacked so they are visible
above the walls of the yard. Furthermore, Section 8.28.020.B.3b of the Dublin Zoning
Ordinance prohibits the stacking of materials above 6-feet high inside open areas used for
storage. Condition of Approval No. 16 states that no materials, boxes, pallets, or other items
can be placed outside of the Storage Yard or in any other location that is visible from public view
or from adjacent properties.
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The fence material used to create the Equipment and �
LL� '
Materials Storage Yard is proposed to be AEP Span s �
architectural metal panels. The details of the fence
are shown in Exhibit A to Attachment 1. An example �� � �� �„. � '��
of the reverse box rib style of the metal panel is �s� �
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shown in the image to the right. The fence at the � ' ��
project site will be painted to match the existing �� ���.��������
building. The proposed fence is subject to a Site �� �� ���
Development Review Waiver, which is a Staff-level `�;-ft
review. Staff intends to approved the Site ''�
Development Review Waiver if the Planning Commission approves the Conditional Use Permit
to allow the establishment of the Equipment and Material Storage Yard.
Parkinq
The City of Dublin Zoning Ordinance contains parking standards by use type (Section 8.76.080).
The site has a total of 53 parking spaces outside the proposed Equipment and Materials
Storage Yard area, and therefore an adequate number of parking spaces exist to meet the
City's parking standards, as shown in the table below:
Use T e Square Foota e Parkin Standard Parkin S aces Re 'd
E ui ment/Materials Yard 11,600 1 er 10,000 SF 1
Warehouse/Showroom 22,972 1 er 1,000 SF 23
Office 7,768 1 er 300 SF 26
Total Number of Parkin S aces Re uired 50
Total Provided 53
Sur lus Spaces 3
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CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The Project site is designated Business Park/Industrial in the General Plan, and is located in an
M-1 (Light Industrial) Zoning District. Equipment and Materials Storage Yards are allowed in the
M-1 Zoning District subject to approval of a Conditional Use Permit by the Planning
Commission. The Project, as conditioned, is consistent with the General Plan and M-1 Zoning
District.
REVIEW BY APPLICABLE DEPARTMENTS AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San
Ramon Services District reviewed the Project and provided Conditions of Approval where
appropriate to ensure that the Project is established in compliance with all local Ordinances and
Regulations. Conditions of Approval from these departments have been included in the
attached Resolution (Attachment 1).
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has received no objections
from surrounding property owners regarding the Project. A copy of this Staff Report has been
posted to the City's website and provided to the Applicant.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State Guidelines and City
Environmental Regulations require that certain projects be reviewed for environmental impacts
and when applicable, environmental documents prepared. Staff is recommending that the
Project be found Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section
15332, In-Fill Development. The Project consists of a Conditional Use Permit for the
construction of an 8-foot wall surrounding an Equipment and Materials Storage Yard on a parcel
that is developed for light industrial uses.
ATTACHMENTS: 1) Resolution approving a Conditional Use Permit to create an
Equipment and Materials Storage Yard at 6591 Sierra Lane, with the
Project Plans included as Exhibit A.
4 of 5
GENERAL INFORMATION:
APPLICANT: David Hopkins, Architect, 7901 Stoneridge Drive #550,
Pleasanton, CA 94588
PROPERTY OWNER: Joe DePaoli/Jim Van Sickle, Global Logistics
Properties, 1350 Treat Blvd. #210, Walnut Creek, CA
94597
LOCATION: 6591 Sierra Lane
ASSESSORS PARCEL NUMBERS: 941-0205-019-00
GENERAL PLAN LAND USE
DESIGNATION: Business Park/Industrial
ZONING: M-1 (Light Industrial)
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North M-1 Business Park/Industrial Light Industrial/Warehouse
South pp Retail Office and Automotive Light Industrial/Warehouse
Mixed Use Residential Townhomes
East M-1 Business Park/Industrial Light Industrial/V1/arehouse
West M-1 Business Park/Industrial Light Industrial/V1/arehouse
5 of 5
RESOLUTION NO. 15-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
��� APPROVING A CONDITIONAL USE PERMIT TO CREATE AN EQUIPMENT AND
MATERIALS STORAGE YARD AT 6591 SIERRA LANE
(APN 941-0205-019-00)
PLPA-2015-00036
WHEREAS, the Applicant has requested approval of a Conditional Use Permit to create
an 11,600 square foot Equipment and Materials Storage Yard on the northwest corner of the
site. The yard will include the construction of an 8-foot wall surrounding an area where
materials and equipment for the business (Natural Stone) will be stored; and
WHEREAS, the Project is located in an M-1 (Light Industrial) Zoning District; and
WHEREAS, an Equipment and Materials Storage Yard is permitted in the M-1 (Light
Industrial) Zoning District subject to approval of a Conditional Use Permit by the Planning
Commission; and
WHEREAS, in accordance with Section 8.104.030 of the Dublin Municipal Code, the
construction of walls in the M-1 (Light Industrial) Zoning District is subject to approval of a Site
Development Review Waiver; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts; and
WHEREAS, the Project is exempt from the California Environmental Quality Act (CEQA)
in accordance with CEQA Guidelines Section 15332, In-Fill Development; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of the Conditional Use Permit; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said
application on October 13, 2015 at which time all interested parties had the opportunity to be
heard; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding the Conditional Use
Permit:
ATTACHMENT 1
A. The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) the Project is located on a
parcel that is developed for light industrial uses; 2) the Project site is accessible from
existing driveways on Sierra Lane; and 3) the Project site is surrounded by existing light
industrial and commercial uses.
B. It will not adversely affect the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and welfare in that: 1) the Project will
conform to all applicable regulations contained in the Dublin Zoning Ordinance; and 2)
Conditions of Approval have been applied to the Project to ensure on-going compatibility
with the Project's surroundings.
C. It will not be injurious to property or improvements in the neighborhood in that: 1) the
Equipment and Materials Storage Yard will be fully screened from public view behind an
8-foot wall; 2) a Condition of Approval has been placed on the Project prohibiting any
materials from being stacked so that they are visible above the wall of the Storage Yard
or placed outside of the Storage Yard or in any location where they may be visible; and 3)
the Project is surrounded by existing light industrial and commercial uses.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) vehicular access to the site is available
from existing driveways on Sierra Lane; 2) the Project frontage is fully improved with a
sidewalk that provides pedestrian access to the Project; and 3) the Project will be served
by existing public utilities and services.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed in that.• 1) the Project is located on a parcel that is
developed for light industrial uses and is accessible to vehicles and pedestrians from
existing driveways on Sierra Lane; 2) a Condition of Approval has been placed on the
Project limiting the Equipment and Materials Storage Yard hours of operation to between
6:00 a.m. and 5:30 p.m. Monday through Friday; and 9:00 a.m. to 4:00 p.m. on Saturday;
3) a Condition of Approval has been placed on the Project prohibiting any materials from
being stacked so that they are visible above the wall of the Storage Yard or placed
outside of the Storage Yard or in any location where they may be visible; and 4) all
required parking will be provided on the Project site.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1)
the Project is located within an M-1 (Light Industrial) Zoning District, in which Equipment
and Materials Storage Yards are conditionally permitted; 2) the Project is located on a
parcel that is developed for light industrial uses; and 3) all required parking will be
provided on the Project site.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in
that: 1) the Project site has a General Plan designation of Business Park/Industrial; 2) the
Project would be located on a parcel that is developed for light industrial uses; and 3) an
Equipment and Materials Storage Yard is consistent with the General Plan designation of
Business Park/Industrial.
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BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a
Conditional Use Permit for the operation of an Equipment and Materials Storage Yard as
shown on the project plans dated received by the Planning Division on October 1, 2015, and in
the written statement date stamped received by the Planning Division on September 3, 2015
and incorporated by reference, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Division review and
approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police;
[PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and
Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District;
[LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health;
[Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA]
Livermore Amador Valley Transit Authority; and [CHS] California Department of Health
Services.
COA# Condition Text Resp. Required
A enc Prior to:
PLANNING DIVISION
1. Approval. This Conditional Use Permit approval is to construct an PL On-going
enclosed Equipment and Materials Storage Yard at 6591 Sierra
Lane (PLPA-2015-00036). This approval is for the construction of
outdoor storage area fencing in accordance with the Project Plans
prepared by Hopkins and Wall Architects, dated received October
1, 2015, and the AEP Span metal material sample provided by the
A licant, which shall be ainted to match the buildin .
2. Effective Date. This Condition Use Permit approval becomes PL On-going
effective after the 10-da a eal eriod has assed.
3. Permit Expiration. Construction or use shall commence within PL One Year
one (1) year of Permit approval or the Permit shall lapse and After
become null and void. If there is a dispute as to whether the Permit Effective
has expired, the City may hold a noticed public hearing to Date
determine the matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must be
made and processed according to the requirements of this
Ordinance.
4. Time Extension. The original approving decision-maker may, PL Prior to
upon the Applicant's written request for an extension of approval Expiration
prior to expiration, upon the determination that all Conditions of Date
Approval remain adequate and all applicable findings of approval
will continue to be met, grant an extension of the approval for a
period not to exceed six (6) months. All time extension requests
shall be noticed and a public hearing shall be held before the
ori inal hearin bod .
3 of 6
COA# Condition Text Resp. Required
A enc Prior to:
5. Compliance. The Applicant/Property Owner shall operate this use PL On-going
in compliance with the Conditions of Approval of this Conditional
Use Permit, the approved plans and the regulations established in
the Zoning Ordinance. Any violation of the terms or conditions
s ecified ma be sub'ect to enforcement action.
6. Revocation of Permit. The Conditional Use Permit approval shall PL On-going
be revocable in accordance with the Dublin Zoning Ordinance.
Any violation of the terms or conditions of this permit shall be
sub�ect to citation.
7. Requirements and Standard Conditions. The Applicant/ Various Building
Developer shall comply with applicable City of Dublin Fire Permit
Prevention Bureau, Dublin Public Works Department, Dublin Issuance
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental Health,
Dublin San Ramon Services District and the California Department
of Health Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall supply
written statements from each such agency or department to the
Planning Department, indicating that all applicable conditions
re uired have been or will be met.
8. Required Permits. Developer shall obtain a building permit for B Building
the new exit signs within the building and to verify that the gate Permit
exists are designed and installed in accordance with Building Code Issuance
re uirements.
9. Building Permits. To apply for building permits, B Issuance of
Applicant/Developer shall submit five (5) sets of construction plans Building
to the Building & Safety Division for plan check. Each set of plans Permits
shall have attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction plans will
not be accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be responsible for
obtaining the approvals of all participation non-City agencies prior
to the issuance of buildin ermits.
10. Building Codes and Ordinances. All project construction shall B Through
conform to all building codes and ordinances in effect at the time of Completion
buildin ermit.
11. Controlling Activities. The business owner shall control all PL Through
activities on the project site so as not to create a nuisance to construct-ion
existin /surroundin businesses and/or residences. and on- oin
12. Annual Review. On an annual basis, this Conditional Use Permit PL On-going
approval may be subject to a review by the Community
Development Director to determine compliance with the Conditions
of A roval.
13. Hours of Operation. The hours of operation for the Outdoor PL On-going
Storage Yard shall be limited to the hours that the indoor business
is o en.
14. Employees Only. The Equipment and Materials Storage Yard PL On-going
shall be accessible to em lo ees onl — no customers.
4of6
COA# Condition Text Resp. Required
A enc Prior to:
15. Stacking height. At no time shall any material or item be stacked PL On-going
so that it is visible above the wall of the Storage Yard. At no time
shall boxes, pallets or any other item be placed outside of the
Storage Yard or in any location where these items may be visible
from ublic view or ad'acent ro erties.
16. All Storage within Storage Yard. No materials, boxes, pallets, or PL On-going
other items can be placed outside of the Storage Yard or in any
other location that is visible from public view or from adjacent
ro erties.
17. Allowed materials. Materials allowed to be stored in the yard PW On-going
must be those that will not result in stormwater ollution.
18. Fees. Applicant/Developer shall pay all applicable fees in effect at Various Building
the time of building permit issuance. Permit
Issuance
19. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
harmless the City of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees to attack, set aside, void, or
annul an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
department, committee, or agency of the City to the extent such
actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided,
however, that the Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly notifying the
Developer of any said claim, action, or proceeding and the City's
full coo eration in the defense of such actions or roceedin s.
20. Clarification of Conditions. In the event that there needs to be PL, PW On-going
clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to the
Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the
authority to make minor modifications to these conditions without
going to a public hearing in order for the Developer to fulfill needed
im rovements or miti ations resultin from im acts to this ro�ect.
21. Project Completion. The fence shall be installed, painted to PL Occupancy/
match the building. Final paint color is subject to City review and utilization of
approval. The Applicant shall paint a portion of the wall and gate the outdoor
the proposed color and shall call for a Planning inspection prior to storage area
aintin the wall and ate in their entiret .
PASSED, APPROVED AND ADOPTED this 13th day of October 2015 by the following vote:
AYES:
NOES:
5 of 6
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA120151PLPA-2015-00036 Outdoor Storage CUP-Natural StonelPC 10.13.20151PC Reso.docx
6 of 6
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1``���%2 PLANNING COMMISSION
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DATE: October 13, 2015
TO: Planning Commission
SUBJECT: PLPA 2012-00013 — Schaefer Ranch General Plan Amendment, Planned
Development Rezone with related Stage 1 and Stage 2 Development Plan,
Site Development Review, Vesting Tentative Map 8136 to create 19 single-
family lots, and a CEQA Addendum
Report prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY: Application by Schaefer Ranch Holdings LLC (Discovery Builders)
for a General Plan Amendment and Planned Development Zoning with a Stage 1 and Stage 2
Development Plan to change the land use designation and zoning of 17.30 acres designated as
Estate Residential and originally approved for 6 residential estate lots and common areas, to
7.04 acres designated as Single-Family Residential for 19 single-family detached homes and
10.26 acres designated as Open Space. This proposal results in a total of 419 homes (a net
increase of 13 homes) which is below the 474 homes originally anticipated within the Schaefer
Ranch project. The application also includes a Site Development Review Permit and Vesting
Tentative Map for the proposed homes on the 19 lots. A CEQA Addendum was prepared for this
project described above and for a 1.14 acre area at the end of Ridgeline Place contemplated for
a future General Plan Amendment.
RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff
presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the
City Council adopt a CEQA Addendum and a Statement of Overriding Considerations for the
Schaefer Ranch Unit 3 and a portion of Unit 1 Project; 6) Adopt a Resolution recommending
City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch
Unit 3 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance
rezoning the Schaefer Ranch Unit 3 Project site to PD-Planned Development and approving a
related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City
Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative
Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project.
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Submitted By R vie '' By
Consulting Planner Assistant Community Development Director
COPIES TO: Applicant
File
Page 1 of 12 Item 8.2
PROJECT DESCRIPTION:
Background
The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres
located generally at the westerly city limits north of the Interstate 580 freeway (I-580) and south
of unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and
the westerly extension of Dubiin Boulevard.
The Schaefer Ranch project area was annexed to the City and approved for deve�opment in
1996. The original approvals anticipated 474 single-family homes in four neighborhoods. The
Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer Ranch
development have since been constructed. The remaining undeveloped areas of Schaefer
Ranch include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, which is
currentty under construction. There also are 6 existing undeve�oped large estate lots that
comprise Unit 3 that are located at the western terminus of Dublin Boulevard. Much of the
hillside open space area has been dedicated to the East Bay Regional Parks District or placed
in permanent conservation easements. Unit 3 is the subject of this Staff Report, and is
comprised of the six large lots with an Estate Residential land use, along with environmental
analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no
development entitlements are proposed for the additional lot on Ridgeline Court at this time).
The project site currently is vacant and is characterized by gentle canyon terrain which has been
graded
The 17.30 -acre Schaefer Ranch Unit 3 project site is shown on the vicinity map below:
Unit 1
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Adjacent and Surrounding Land Uses:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY
North PD Open Space and Hillside Open Space
Public/Semi-Public and DSRSD Water Tank
South PD Estate Residential Original Ranch Home and Operating
Facilities
Public/Semi-Public and DSRSD Tank Site
Parks/Public Recreation public park
East PD Estate Residential Original Ranch Home and Operating
Facilities
West PD Open Space Vacant
Current Request
The current request for the proposed Schaefer Ranch project includes:
• Genera/ Plan Amendment — To change 17.30 acres from Estate Residential (0.01-0.8
units per acre) to 7.04 acres of Single-Family Residential (0.9 to 6 units per acre) and
10.26 acres of Open Space.
• Planned Development Rezone — Planned Development Rezone with related Stage 1
and Stage 2 Development Plan.
• Site Development Review—To construct a 19 single-family detached residential homes.
• Vesting Tentative Map - To allow the subdivision of 19 residential lots with the
remainder as private access and Open Space.
• CEQA Addendum —To evaluate the environmental effects of the proposed Land Use
change from Estate Residential to Single Family Residential and Open Space for 17.30
acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place
contemplated for a future General Plan Amendment.
ANALYSIS:
General Plan Amendment
The Applicant proposes to amend the General Plan and Specific Plan land uses as follows:
TABLE 1: General Plan/Specific Plan Land Uses
Existin Pro osed
Land Use acres acres
Estate Residential 17.30 0
Sin le Famil Residential 0 7.04
O ens S ace 0 10.26
Total 17.30 17.30
Density 2.70 units per acre
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The existing and proposed General Plan land use designations are shown on the Land Use
map, below:
EXISTING LAND USE PROPOSED LAND USE
EXISTING GENERAL PLAN PROPOSED GENERAL PLAN AMENDMENT
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The requested amendments to the General Plan would require adjustments to various figures,
texts, and tables in the General Plan to ensure consistency throughout the documents. A
Resolution recommending City Council approval of a General Plan Amendment as proposed is
included as Attachment 1 with the draft City Council Resolution included as Exhibit A.
Planned Deve/opment Rezone
The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage
2 Development Plan. The PD Rezone addresses the plan currently proposed for 19 single-
family detached units and open space areas.
The proposed Stage 1 and Stage 2 Development Plan include the following:
1. A list of permitted, conditional and accessory uses
2. Site plan
3. Development densities by land use
4. Phasing Plan
5. Master Landscape Plan
6. Grading
7. Development Regulations/Standards
8. Architectural Design Standards
9. Landscape Design Standards
The proposed project follows the same description of residential uses, single-family detached
residential densities and residential development standards adopted for the adjacent
neighborhood which is located south of Dublin Boulevard and currently under construction by
Toll Brother's. The Site Plan, Architectural Design, Landscape Plan, Phasing, and Grading are
discussed under the Site Development Review.
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A Resolution recommending that the City Council adopt an Ordinance approving the Planned
Development Rezone with related Stage 1 and Stage 2 Development Plan for Schaefer Ranch
Unit 3 is included as Attachment 2 with the draft City Council Ordinance included as an Exhibit A
and the related Stage 1 and Stage 2 Development Plan as Exhibit B.
Site Development Review/Vesting Tentative Map
The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans,
Architecture and the Vesting Tentative Tract Map) are provided in Attachment 3. A Resolution
recommending that the City Council approve the Site Development Review and Vesting
Tentative Tract Map are included as Attachment 4 with the draft City Council Resolution
attached as Exhibit A.
Site Lavout/Plottinq
The Vesting Tentative Map would create 19 single-family lots from the 6 existing lots and open
space. Ten lots would be located along the north side of Schaefer Way. Nine lots would be
located along the south side. The 7.04 acres of Single Family Residential (SFR) use would be
comprised of these 19 lots. Open Space and utilities would be located at the end of Schaefer
Way and redesignated as Open Space (Lots R and Q). The hillside areas behind the proposed
lots also would become part of the 10.26 acres of Open Space.
Lot size ranges from 7,007 square feet (Lot 410) to 28,664 square feet (Lot 302) with a
maximum coverage of 45% for all of the two-story structures, including optional loggias. Per the
Development Regulations each lot has at a minimum, usable private yard area of 500 square
feet of contiguous flat area with a minimum dimension of 10 feet on any one side and a clear
diameter of 15 feet.
Any of the four approved floor plans may be constructed on any of the 19 lots, with some
exceptions, as shown on Sheet C-5 and identified in the floor plan "fit list" for each lot (Sheet C-
7). However, Plan 3 fits only on Lots 301 and 414. The purpose of allowing this flexibility is to
enhance sales and marketing while maintaining sufficient diversity along the street scene. The
parameters for this plotting provision would be applied as follows:
- Any single floor plan may not exceed 45% of the subdivision.
- Individual floor plans may be placed next to each other. However, only two of the same
individual floor plans may be plotted next to each other without being interrupted by a
different floor plan.
- If two of the same individual floor plans are plotted next to each other, the same individual
floor plan may not be plotted across the street from the two.
- In no case will the same architectural elevation or color scheme be allowed next to or across
the street from each other, unless they are a different individual floor plan.
- Insufficient rear yard minimums may be increased by providing a retaining wall to create
additional flat usable area.
As individual plot plans are submitted for each phase of development, the Applicant shall
provide a master plotting plan for the previous phases to ensure compliance with these
standards. The smaller lot sizes for the proposed project than approved initially results in
additional open space.
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Each style is identified and described with standards for architectural elements such as: 1)
roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. The
Development Standards ensure that the garage plane will be situated further back from the
entry on the front elevation of each floor plan.
Color and materials are shown on Sheets A0.7 and A0.8. Among the three styles, the color and
materials sheet offer ten color schemes, including six (6) color/styles of brick veneer, seventeen
(17) styles of cultured stone veneer, ten (10) color/styles of concrete "S" roof tiles, five (5)
color/styles of concrete shake, and four (4) color styles of concrete slate tile. Roll-up garage
doors with natural light panels would be installed and coordinated with each color scheme.
Floor Plans
Each home is two stories with floor plans offered as a four or five-bedroom unit with some loft
and/or den options. Each home has a covered front porch, direct interior access to an attached
two-car garage, and optional rear ground floor loggia with optional upper level deck for
increasing the living area. The ground floor of all plans has access to at least one bathroom or
powder room. For Plans 1, 2, and 4, the formal living room and dining areas are near the entry
with Family Room integral to the kitchen. Plan 3, which fits only fits on Lots 301 and 414, is
arranged with a horizontal layout generally to accommodate the terrain. Each unit has a
dedicated laundry room with wash basin, and each kitchen has an island, pantry, and a
nook/informal dining area. All Family Rooms would have a gas-burning fireplace with optional
fireplaces in each Master bedroom and as a feature to each optional loggia.
On the second floor, each unit has at least 4 bedrooms and 2 bathrooms, including a master
suite. Each Master bathroom has dual basins, separate water closet, and separate tub and
shower. A walk-in closet is accessible through the Master Bathroom. Each secondary
bathroom has dual basins and separate compartments for bathing and water closets. With
exception of Plan 1, all laundry rooms are on the second floor.
Floor plan details are shown in Table 3, below.
TABLE 3: Floor Plans
Plan Square Feet Bedrooms and Options Bathrooms Parking Elevations Stories
1 2,933 sf 4 + loft + loggia 2,�z 2 A, B, & C 2
+ upper deck
2 3,210 sf 5 + loft + lo ia 3 2 A, B, & C 2
3 3,370 sf 4 + 1 (or den) + loft 3 2 A, B, & C 2
+ lo ia
4 3,469 sf 5 + loft + lo ia 2 + 3/ + '/2 2 A, B, & C 2
Total
Elevation styles: All three Elevation styles are available for reach of the four floor plans.
(A) Early California, (B) Monterey, and (C) English Country.
In addition to the common features described above, the floor plans are uniquely described as
follows:
Plan 1 — Plan 1 is the smallest at 2,933 square feet. All four bedrooms and optional loft are
located on the second floor. In addition to the 2 full bathrooms on the second floor, the
ground floor has a powder room, or half bathroom, and laundry room as a transition area
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from the garage to the living area. The optional ground floor loggia would be located outside
of the kitchen/nook area, and the optional second level deck accessible from the Master
bedroom.
Plan 2 — Plan 2 is 3,210 square feet with 5 bedrooms, including one downstairs bedroom
with an adjacent full bathroom. Second floor area also may be built out with optional loft
space. As with Plans 3 and 4, a dedicated laundry room would be located on the second
floor. The optional loggia may be situated adjacent to the kitchen area or the family room;
the family room location would accommodate an optional upper level deck adjacent to the
Master bedroom.
Plan 3 — This 3,370 square foot Floor Plan is limited to Lots 301 and 314. Plan 3 is a four-
bedroom unit plus a ground level (fifth) bedroom (or optional den) with adjacent full
bathroom. The entry features double front doors. The horizontal layout results in a linear
configuration of the family and dining rooms along the rear of the home, and the four upstairs
bedrooms along the front of the home. Optional loft space also may be built out on the
second floor. Plan 3 offers two smaller optional loggias, one off of the living room behind the
garage and a separate one adjacent to the Family Room with fireplace options for both. An
upper level deck would be an available option above the smaller loggia adjacent to the loft
area.
Plan 4 — Plan 4 is the largest at 3,469 square feet. The ground floor is provided with a
"Junior Master Bedroom" with a shower-equipped en suite bathroom (3/ bathroom) and walk-
in closet. A separate powder room also would be located on the ground floor. The second
floor would be accessed from a circular stairway in the center of the house to reach the four
bedrooms (including the Master suite), laundry room, optional and loft. Of the four available
floor plans, Plan 4 offers the largest optional loggia. The location of the loggia can be
accommodated either adjacent to the ground floor bedroom, where it could provide an
optional Master Bedroom deck, or adjacent to the Family Room with no upper deck option.
Parkin - The parking requirement is two enclosed parking spaces per unit (38 spaces) with one
guest space per unit (19 spaces) that may be provided curbside, on the driveway, or in
dedicated parking areas. Based on this standard, the residential parking required for Schaefer
Ranch Unit 3 would be 57 spaces. The parking is provided with the attached two-car garages
provided with each unit for a total of 38 enclosed parking spaces. Guest space parking is
satisfied in driveways (2 per unit resulting in 38 spaces) and curbside along the south side of
Schaefer Way (29 spaces) for a total of 67 guest spaces, resulting in an excess of 48 guest
spaces. The proposed parking is shown on Attachment 3, Sheet C-8.
Landscape/Streetscape Plan
The landscaping and streetscape is subject to the characteristics and constraints of a hillside
area. Although Schaefer Way is a private street, the landscaping theme and character is
intended to reflect the improvements elsewhere in Schaefer Ranch. Sections along the
streetscape would include landscaped slopes within front setback areas and along individual
and shared driveways. The landscape plans have been prepared to reflect the building footprint
of each floor plan in addition to the overall landscape plan for the neighborhood. The
landscaping has been designed to be compatible and complement the architecture as to theme
and character of the residential structures. Landscape materials include a variety of native and
other drought tolerant species.
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Pedestrian circulation is accommodated by sidewalks on both sides of Schaefer Way, and the
clustering of driveway access points creates additional segments along the street for
landscaping.
The Landscape Plans also indicate the type, style, and placement of walls and fences that will
be used within the project. The topography is placed in a visual context by the type of fencing
materials utilized. This project proposes five different types of fencing. The fence types include:
ranch rail fence, tubular metal view fence, wire mesh view fencing primarily for rear yard
hillsides, split-view fence of solid wood and lattice, and solid good neighbor fences befinreen
private property side yards.
The Landscape Plans are provided in Attachment 3, Sheets L-1 through L-6 and include:
landscape concept, planting plan, fence types and locations, and grading along with the
proposed palette of trees and shrubs. The landscaping for the individual lots will be required to
conform to the City Water Efficient Landscape Ordinance.
Vestinq Tentative Tract Map 8136
The 17.30 area is currently comprised of 6 legal lots and a lot for an existing water quality basin.
The applicant is proposing to re-subdivide the area to provide 19 single family residential lots
(net gain of 13 lots) and two lots to be designated for open space (one of which will contain the
existing water quality basin).
A Resolution recommending that the City Council adopt a Resolution approving the Site
Development Review and Vesting Tentative Tract Map 8136 is included as Attachment 4.
Affordable Housing/Inclusionary Zoning — In accordance with Section 8.68.030 A. of the City
of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary
Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is
not subject to this requirement.
Public Art Compliance — In accordance with Section 8.58.030 B. of the City of Dublin Zoning
Ordinance, projects with 20 or more lots are subject to the Public Art provision requirements.
This project will comprise a total of 19 lots if approved and, therefore is not subject to this
requirement.
CONSISTENCY WITH GENERAL PLAN & ZONING ORDINANCE
The proposed amendment to the General Plan and Planned Development Rezoning reflect land
uses that are compatible with open space preservation and neighborhood character within the
area. The proposed project will contribute to housing opportunities and diversity of product type
as a complement to the surrounding neighborhoods, including the neighborhood south of Dublin
Boulevard that is currently under construction by Toll Brother's. The proposed Stage 1 Planned
Development rezoning is consistent with the requested land use amendments.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The project has been designed to be compatible
with adjacent and surrounding development via architectural elevations, site planning, and
design details and integration with the Schaefer Ranch community over all as lots sizes,
densities and development standards mirror the neighborhood under construction south of
Dublin Boulevard in Schaefer Ranch. The Applicant intends to exceed the City of Dublin Green
Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the
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proposed project furthers the goals of the Community Design and Sustainability Element of the
General Plan by providing a high quality of life and preserving resources and opportunities for
future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in the Resolution approving Site
Development Review and Tentative Map Subdivisions (Attachment 4).
ENVIRONMENTAL REVIEW:
An Initial Study has been prepared in accordance with the provisions of the California
Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental
Guidelines. The Initial Study assesses the potential environmental impacts of implementing the
proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR.
The proposed project is a modification of a project already approved by the City for the Schaefer
Ranch project. The impacts of the Schaefer Ranch project were analyzed in an environmental
impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan
Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer
Ranch EIR" or "1996 EIR"). The EIR assumed 474 dwelling units, including the 6-lot Estate
Residential development area. The Initial Study identified no additional impacts from the
proposed project, primarily because the project is within the previous assumed density and also
within the assumed development area. On the basis of the Initial Study, the City prepared a
CEQA addendum in accordance with CEQA Guidelines section 15162/3 and 15164.
In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the
Schaefer Ranch project that included a General Plan Amendment, Planned Development
Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map,
and a Development Agreement to eliminate a 5.69-acre retail commercial site on the southwest
corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24 single-family lots
on the south side of Dublin Boulevard and generally west of the retail commercial site. These
uses were replaced with up to 140 single-family detached lots. The 2008 Addendum was
approved by Dublin City Council Resolution No. 203-08 on November 4, 2008. The 2008
Addendum did not affect land uses on the current project site.
A Resolution recommending that the City Council adopt a CEQA Addendum is included as
Attachment 5 with the Initial Study and Addendum attached as included as Exhibits A and B,
respectively.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project as well as the entirety of Schaefer Ranch and California
Highlands to advertise the project and the upcoming public hearing. A public notice also was
published in the Valley Times and posted at several locations throughout the City. A copy of
this Staff Report has been provided to the Applicant.
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ATTACHMENTS: 1. Resolution recommending City Council adopt a Resolution
approving a General Plan Amendment for the Schaefer Ranch
Unit 3 Project, with draft City Council Resolution attached as
Exhibit A.
2. Resolution recommending that the City Council adopt an
Ordinance rezoning the Schaefer Ranch Unit 3 Project site to
PD-Planned Development and approving a related Stage 1
and Stage 2 Development Plan, with the draft City Council
Ordinance attached as Exhibit A.
3. Applicant's submittal package dated September 24, 2015.
4. Resolution recommending that the City Council adopt a
Resolution approving a Site Development Review Permit and
Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3
Project, with the draft City Council Resolution included as
Exhibit A.
5. Resolution recommending that the City Council adopt a CEQA
Addendum and a Related Statement of Overriding
Considerations for the Schaefer Ranch Unit 3 and a portion of
Unit 1 Project, with the draft City Council Resolution included
as Exhibit A.
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GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT: Schaefer Ranch Holdings LLC, (Discovery Builders),
4061 Port Chicago Highway, Suite H
Concord, CA 94520
Attn: Doug Chen
LOCATION: North of I-580 at the westerly terminus of Dublin
Boulevard, west of Schaefer Ranch Road
GENERAL PLAN: Existin — Estate Residential
Proposed— Single Family Residential and Open Space
ZONING: Existinq— PD
Proposed— PD
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY
North PD Open Space and Hillside Open Space
Public/Semi-Public and DSRSD Water Tank
South PD Estate Residential Original Ranch Home and
Operating Facilities
Public/Semi-Public and DSRSD Tank Site
Parks/Public Recreation public park
East PD Estate Residential Original Ranch Home and
Operating Facilities
West PD Open Space Vacant
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RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A
GENERAL PLAN AMENDMENT FOR THE
SCHAEFER RANCH UNIT 3 PROJECT
PLPA-2012-00013
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
a General Plan and Amendment to change the land use designation on the 17.30 acre site from
Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single-Family Residential (0.9-6.0
units/acre) and 10.26 acres of Open Space; and
WHEREAS, the application also includes consistent PD-Planned Development rezoning
with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative
Map 8136 to allow development of 19 single-family detached homes. The proposed
development applications are collectively known as the "Project"; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the
westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch
Road; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared an Addendum to the environmental impact report that was certified by the City
in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and
WHEREAS, on October 13 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed General Plan Amendment, at which time
all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by
reference, described and analyzed the Project, including the General Plan amendment, for the
Planning Commission; and
WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum
and prior CEQA documents and all reports, recommendations and testimony prior to making its
recommendation on the Project.
WHEREAS, on October 13, 2015, the Planning Commission adopted Resolution 15-XX
recommending that the City Council adopt the CEQA Addendum for the Project, which
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours.
1
ATTACHMENT 1
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt a Resolution approving the General Plan Amendment for Schaefer Ranch Unit 3
which resolution is attached as Exhibit A and incorporated herein by reference.
PASSED, APPROVED, AND ADOPTED this 13th day of October 2015 by the fol�owing
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA120121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151PC Reso GPA.doc
2
RESOLUTION NO. XX - 15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING A GENERAL PLAN AMENDMENT FOR THE
SCHAEFER RANCH UNIT 3 PROJECT
PLPA-2012-00013
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
a General Plan and Amendment to change the land use designation on the 17.30 acre site from
Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single-Family Residential (0.9-6.0
units/acre) and 10.26 acres of Open Space; and
WHEREAS, the application also includes consistent PD-Planned Development rezoning
with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative
Map 8136 to allow development of 19 single-family detached homes. The proposed
development applications are collectively known as the "ProjecY'; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the
westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch
Road; and
WHEREAS, consistent with California Government Code Section 65352.3, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan and Specific Plan amendments. None of the contacted tribes
requested a consultation within the 90-day statutory consultation period and no further action is
required under section 65352.3; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared an Addendum to the environmental impact report that was certified by the City
in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and
WHEREAS, on October 13, 2015, the Planning Commission adopted Resolution 15-XX
(incorporated herein by reference) recommending that the City Council approve the General
Plan Amendment for the Project; and
WHEREAS, on , 2015 the City Council held a properly noticed public hearing
on the Project, including the proposed General Plan amendment, at which time all interested
parties had the opportunity to be heard; and
WHEREAS, a Staff Report dated , 2015 and incorporated herein by reference
described and analyzed the project and related CEQA Addendum for the City Council and
recommended approval of the General Plan amendment for the Project; and
' Page 1 of 4 EXHIBIT A TO
ATTACHMENT 1
WHEREAS, following the public hearing, the City Council approved Resolution XX-15
approving the proposed CEQA Addendum, which resolution is incorporated herein by reference;
and
WHEREAS, the City Council did hear and use their independent judgment and
considered the CEQA Addendum and prior CEQA documents, and all said reports,
recommendations, and testimony hereinabove set forth prior to taking any action on the project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendment to the General Plan based on findings that the amendments are in the public
interest and that the General Plan as so amended will remain internally consistent, (strikeout
and bold text will not be shown in the General Plan).
A. Amend the Land Use Map (Figure 1-1) of the General Plan as shown below for Schaefer
Ranch:
�,r. DUBLIN GENERAL PLAN (Figurel-1)
�`� L A N D U 5 E october �3, 2o�s
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B. Amend the second paragraph of Section 2.4 to read as follows:
Approximately 485 acres lie east of the Urban Limit Line of which 375 acres are Open
Space. The remainder of the Western Extended Planning Area is comprised of the
Schaefer Ranch residential development which has been approved for up to 419
residential units with an estimated population of 1,131 persons. Table 2.3 sets forth the
development potential of the Western Extended Planning Area.
' Page2of4
C. Amend Table 2.3 as shown below.
Table 2.3 - Land Use Development Potential: Western Extended Planning Area
���
CLASSIFICATIO ACRES r INTENSITY'``, :�'UNITS' A . FACTO „ �.; YIELD'
RESIDENTIAL Acres Dwelling Dwelling Units Personsl Population
Units/Acre Dwelling Unit
', Rural Residentiall 2,647.0 1 unit/100 acres 26 2.7 70
Agriculture � �
, ___ _ . ;___ _
— -__ _----- ---- - -
Estate Res�dential ( 20.2 �' 0 01-0,8 0-16 2.7 0-43 ,
_ . .--- _- �_ --- -� - - t _� - _- -�
�- -- ---__'_ __ _ ' ___ '--- ----.. _ 178-1,193 ;
Rlesidentialll 73.64 0 9-6.0 66-442 2.7 j
9 Y
_ __..�
TOTAL: �2,740.84 �_ 92-458 �` �248-1,236 �
PARKS AND Acres Number
PUBLIC
RECREATION
Neighborhood Park 10.4 1
- -- -----
Open Space �375.56
f_.__ _ __- __. _.
TOTAL: 385.96 �M'' 1 park � � .
PUBLICISEMI- Acres ' Floor Area Square Feet Square Feet/ Jobs
PUBLIC Ratio(Gross) (millions) Employee
PubliclSemi-Public 5.4 .60 max .14 590 239
_ - -�
TOTAL: 5.4 .14 1 i
ACRES DWELLING POPULATION SQUARE FEET JOBS
UNITS (MILLIONS)
GRANDTOTAL: 3,132.2 92-458 248-1,236 .14 239
1 For dwelling units, population and jobs,a decimal fraction of.5 ar less is disregarded;a decimal fraction of greater
� than .5 is rounded up to the nearestwhole number. �
BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the
date of adoption.
PASSED, APPROVED, AND ADOPTED this day of 2015 by the
following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
' Page 3 of 4
Mayor
ATTEST:
City Clerk
G:IPAI20121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151CCReso GPA.doc
' Page 4 of 4
RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE REZONING THE
SCHAEFER RANCH UNIT 3 PROJECT SITE TO PD-PLANNED DEVELOPMENT AND
APPROVING A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN
PLPA 2012-00013
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
a development of 19 single-family homes and open space, on approximately 17.30 acres known
as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The proposed
development and applications are collectively known as the "Project"; and
WHEREAS, the application includes PD-Planned Development rezoning with Stage 1
and Stage 2 Development Plan; and
WHEREAS, the application also includes a General Plan Amendment to change the land
use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family
Residential and 10.26 acres of Open Space, Site Development Review permit, and Vesting
Tentative Map 8136; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the
westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin
Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and
WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a
portion of Parcel "Q" of Tract 6765; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The City prepared an
Initial Study and Addendum to the environmental impact report that was certified by the City in
1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and
WHEREAS, on October 13, 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed PD rezoning and related Stage 1 and
Stage 2 Development Plan, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by
reference, described and analyzed the Project, including the PD rezoning and related Stage 1
and Stage 2 Development Plan for the Planning Commission; and
1
ATTACHMENT 2
WHEREAS, on October 13, 2015 the Planning Commission adopted Resolution 15-XX
recommending that the City Council approve a CEQA Addendum for the Project, and Resolution
15-XX recommending that the City Council approve the General Plan Amendment for the
Project, which resolutions are incorporated herein by reference and available for review at City
Hall during normal business hours; and
WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum
and prior CEQA documents, and all reports, recommendations and testimony prior to making its
recommendations on the Project.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt the Ordinance attached as Exhibit A and incorporated herein by reference, which
Ordinance rezones the Schaefer Ranch Unit 3 Project site to Planned Development and
approves a related Stage 1 and Stage 2 Development Plan. The Planning Commission
recommendation is based on the Staff Report analysis and recommendation and on the findings
set forth in the attached Draft Ordinance.
PASSED, APPROVED, AND ADOPTED this 13th day of October 2015, by the following
votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA120121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151PCReso PD Ord.doc
2
ORDINANCE NO. XX— 15
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * � * * * * * * * *
REZONING THE SCHAEFER RANCH UNIT 3 PROJECT SITE TO A PLANNED
DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2
DEVELOPMENT PLAN
PLPA 2012-00013
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to develop 19
single-family detached homes within a 17.30-acre area. The applications include a General
Plan Amendment to change the land use designations from Estate Residential to a combination
of Single Family Residential (7.04 acres) and Open Space (10.26 acres). The applications also
include Planned Development rezone with a related Stage 1 and Stage 2 Development Plan,
Site Development Review, and Vesting Tentative Subdivision Map 8136. The proposed
development and applications are collectively known as the "Project".
B. The Project Site is located in the Western Extended Planning Area at the westerly portion of
the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of
Interstate 580 and west of Schaefer Ranch Road.
C. The City prepared an Addendum to the certified 1996 Schaefer Ranch EIR for the Project.
D. Following a duly noticed public hearing on October 13, 2015, the Planning Commission
adopted Resolution 15-XX recommending that the City Council approve the CEQA Addendum
for the project, Resolution 15-XX recommending approval of the Project General Plan
amendment, and Resolution 15-XX, recommending approval of the Planned Development
rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated
herein by reference and available for review at City Hall during normal business hours.
E. A Staff Report for the City Council, dated , 2015 and incorporated herein by reference,
described and analyzed the Project, including the Planned Development rezoning and related
Stage 1 and 2 Development Plan.
F. On , 2015, the City Council held a properly noticed public hearing on the Project,
including the proposed Planned Development rezoning and related Stage 1 and 2 Development
Plan, at which time all interested parties had the opportunity to be heard.
G. On , 2015, the City Council adopted Resolution XX-15 approving the CEQA Addendum
for the Project and adopted Resolution XX-15 approving a General Plan amendment for the
Project, which resolutions are incorporated herein by reference and available for review at City
Hall during normal business hours.
Page 1 of 10 EXHIBIT A TO
ATTACHMENT 2
H. The City Council considered the CEQA Addendum and related prior CEQA documents and
all above-referenced reports, recommendations, and testimony prior to taking action on the
Project.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Schaefer Ranch Unit 3 Project Planned Development zoning meets the purpose
and intent of Chapter 8.32 in that it provides a comprehensive development plan that
creates a desirable use of land that is sensitive to surrounding land uses by virtue of the
layout and design of the site plan.
2. Development of the Project under the Planned Development zoning and the related
Stage 1 and 2 Development Plan will be harmonious and compatible with existing and
future development in the surrounding area in that the site will provide residential
development consistent with the surrounding development by providing unique floor plan
designs and the incorporation of open space components while also being sensitive to
the surrounding hillsides and conservation areas.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project and the related Stage 1 and 2
Development Plan will be harmonious and compatible with existing and potential
development in the surrounding area in that the proposed site plan has taken into
account sensitive adjacencies.
2. The project site is physically suitable for the type and intensity of the zoning district
being proposed in that the Project maintains the general character and density of
adjacent development. The project site conditions are documented in the adopted CEQA
Addendum; the environmental impacts that have been identified will be mitigated, and the
project will implement all adopted mitigation measures. There are no site conditions that
were identified in the Schaefer Ranch EIR and Project CEQA Addendum that will present
an impediment to development of the site for the intended purposes. There are no major
physical or topographic constraints and thus the site is physically suitable for the type and
intensity of the proposed residential uses approved through the Planned Development
zoning.
3. The Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety
and welfare in that the project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures. The Project uses are
compatible with surrounding uses.
4. The Planned Development zoning is consistent with the Dublin General Plan, as
amended, in that the proposed residential uses and site plan are consistent with the
Single Family Residential and Open Space land use designations for the site.
Page 2 of 10
C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA
Addendum on , 2015, as set forth in Resolution XX-15, which resolution is incorporated
herein by reference and available for review at City Hall during normal business hours.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the property described below to a Planned Development Zoning
District:
17.30 acres located in the Western Extended Planning Area at the westerly portion of the
Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north
of Interstate 580 and west of Schaefer Ranch Road ("Project site", or"Property").
A map of the rezoning area is shown below:
Sta e 1 Development Plan
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SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Project site are
set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby
approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance
with section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3 Project
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2
Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of
the Planned Development rezoning for the Schaefer Ranch Unit 3 project, PLPA-2012-00013.
Page 3 of 10
The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility
to encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are
satisfied.
1. Statement of Permitted, Conditional and Accessory Uses.
PD — Single Family Residential
Permitted Uses
• Single-family detached Dwelling Unit
• Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
• Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
• Small family day care homes
• Other similar uses as determined by the Community Development Director
Conditional Uses
• Accessory structures and uses located on the same site as a conditional use
• Bed and Breakfast inns
• Community clubhouse
• Community facilities
• Large family day care homes
• Other similar uses as determined by the Community Development Director
PD Open Space
Permitted Uses, including, but not limited to:
• Agriculture and grazing
• Conservation and wildlife habitat preservation areas
• Public or private utilities, services and facilities necessary to serve the project
• Public or private recreation facility- active or passive consistent with Open Space
use
• Trails and maintenance roads, including emergency vehicle access
• Other similar uses as determined by the Community Development Director
Page 4 of 10
Aerial Photo
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Page 5 of 10
3. Site area, proposed densities.
Pro osed
Land Use acres %
Sin le Famil Residential — 19 units 7.04 41%
O ens S ace 10.26 59%
Total 17.30 100%
4. Development Regulations.
SINGLE FAMILY SITE DEVELOPMENT STANDARDS
STANDARD Minimum Unless Otherwise Noted
Lot Size 4500 sf
Lot Width
• Typical street 45 ft
• Cul-de-sac (measure at right-of-way) 35 ft
Lot Depth 100 ft
Lot Coverage���
• one-sto 50 % maximum
• two-story 45 % maximum
Building Height(two-story maximum)�2� 35 ft
Setbacks
Front Yard
• to living or porch 10 ft
• to front ent ara e 18 ft
• to side entry garage 15 ft
Side Yard
• typical 5 ft
• at corners 8 ft
Rear Yard 10 ft
Usable Yard
• size 500 sf contiguous flat
• dimension 10 ft minimum any one side and 15 ft diameter clear
within usable yard.
Parking Spaces
• Off-street covered enclosed ara e 2
• adtlitional space (may be on-street) 1
Specific Notes:
�'� Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings
and structures include: All land covered by principal buildings, garages and carports, permitted accessory structures, covered decks and
gazebos, and other covered and enclosed areas. It does not include; Standard roof overhangs, cornices, eaves, uncovered decks, swimming
pools,and paved areas such as walkways,driveways,patios,uncovered parking areas,or roads. (Dublin Zoning Ordinance Section 8.36.100).
�2� Residential Building Height: A 35-foot maximum two stories shall be measured from the finished grade at the midpoint of the building (as
shown on a fa�ade or cross section view running parallel to the slope)to the top ridge of the structure's roof. However,architectural features and
elements may exceed this provision by a 5-foot maximum, and a gable element may exceed this provision by a 5-foot maximum, subject to
approval by the Director of Community Development.
Page 6 of 10
5. Phasing Plan. The project be constructed under one phase.
6. Preliminary/Master Neighborhood Landscape Plan.
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Page 7 of 10
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7. Architectural Standards.
The following five (3) architectural styles are shown in the Stage 2 Development Plan. The
variety of architectural styles will provide visual interest and identity for each neighborhood
street. The architectural elements will be articulated and themed to represent a variety of
styles through color, texture, and massing details. The architectural styles, along with
design elements, are identified below:
Monterey: The Monterey style is characterized by low-pitched gable roof and cantilevered
second story balconies covered by the principal roof of flat or "S" concrete tile. Wall
materials typically are different for first and second floors generally consisting of extensive
use of brick on the lower levels with stucco, wood siding, or board and batten above.
Page 8 of 10
Architectural elements include simple wooden posts and railings, shutters, window frames,
and gable end accents. Colors are California mission blends with varied color accents.
Early Californian: Early Californian is distinguished by simple massing and the principal
roof material of concrete barrel tiles representing terracotta in color and form on a hip or
gable roof above shorter overhangs. Stucco finished exteriors are accented by arched
doorways, shutters, wrought iron detailing, and gable end accents. Colors are California
mission and brown blends with varied tone accents.
English Country: Formal characteristics of the English County style are identified by
steeper pitched roof elements with gable forms, stucco accent walls, use of brick accents,
and half-timbered details. Stone features, bricked archways, decorative corbels, and multi-
paned windows give this style its country image along with the hip and gable roof
elements. Colors and materials are lighter charcoal and brown blends with earthy green
tone accents.
8. Inclusionary Zoning Regulations. In accordance with Section 8.68.030 A. of the City of
Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing
requirements. This project will comprise a total of 19 lots if approved and, therefore is not
subject to this requirement.
9. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in
this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of
the property shall be governed by the provisions of the closest comparable Zoning District as
determined by the Community Development Director and of the Dublin Zoning Ordinance
pursuant to Section 8.32.060.0 except as provided in the Stage 1 and Stage 2 Development
Plan. No development shall occur on this property until a Site Development Review permit has
been approved for the property.
10. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply
with all adopted mitigation measures of the Schaefer Ranch EIR and subsequent environmental
documents, as applicable.
SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 37-08 (Schaefer Ranch
South) establishing the existing PD zoning is superseded as to the Project site.
SECTION 6. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
Page 9 of 10
SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this
day of 2015, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IPAI20121PLPA-2012-00013 Schaefer Ranch Unit 3 6PAIPC Meeting 10.13.151CC PD Ord.doc
Page 10 of 10
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RESOLUTION NO. 15 - XX
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A
SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8136 FOR THE
SCHAEFER RANCH UNIT 3 PROJECT
(PLPA-2012-00013)
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
to a development of 19 single-family homes and open space on approximately 17.30 acres
known as Schaefer Ranch Unit 3 in the planned community known as Schaefer Ranch. The
proposed development and applications are collectively known as the "Project"; and
WHEREAS, the application includes Site Development Review for 19 single-family
detached residential units and open space, and Vesting Tentative Map 8136 which subdivides
7.04 acres of the 17.30-acre area for 19 residential lots; and
WHEREAS, the application also includes a General Plan Amendment to change the land
use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family
Residential and 10.26 acres of Open Space and consistent PD-Planned Development rezoning
with Stage 1 and Stage 2 Development Plan; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the
westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin
Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and
WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a
portion of Parcel "Q" of Tract 6765; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The City prepared an
Initial Study and an Addendum to the environmental impact report that was certified by the City
in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR); and
WHEREAS, on October 13, 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed Site Development Review and Vesting
Tentative Map 8136, at which time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by
reference, described and analyzed the Project, including the proposed Site Development
Review and Vesting tentative Map 8136, for the Planning Commission; and
WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum
and prior CEQA documents and all reports, recommendations and testimony prior to making its
recommendation on the Project; and
ATTACHMENT 4
WHEREAS, on October 13, 2015 the Planning Commission adopted Resolution 15-XX
recommending that the City Council approve a CEQA Addendum for the Project, Resolution 15-
XX recommending that the City Council approve the General Plan Amendment for the Project,
and Resolution 15-XX recommending that the City Council adopt an Ordinance approving
Planned development Rezoning and a related Stage 1 and Stage 2 Development Plan, which
resolutions are incorporated herein by reference and available for review at City Hall during
normal business hours.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and
made part of this resolution; and
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin, based
on the findings in the attached Resolution, recommends that the City Council adopt the
Resolution attached as Exhibit A, which Resolution approves the Site Development Review
Permit and Vesting Tentative Tract Map 8136.
PASSED, APPROVED AND ADOPTED this day of 2015 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA120121PLPA-2012-00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151PCReso SDR&VTM.doc
Page 2 of 2
RESOLUTION NO. XX-15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND
VESTING TENTATIVE MAP 8136 FOR THE SCHAEFER RANCH UNIT 3 PROJECT
(PLPA-2012-00013)
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a
development of 19 single-family detached homes and open space, on approximately 17.30 acres
known as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The
proposed development and applications are collectively known as the "Project"; and
WHEREAS, the application includes Site Development Review for 19 single family detached
residential units and open space, and Vesting Tentative Map 8136 which subdivides 7.04 acres of the
17.30-acre area for 19 residential lots; and
WHEREAS, the application also includes a General Plan Amendment to change the land use
designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single-Family Residential
and 10.26 acres of Open Space and consistent PD-Planned Development rezoning with Stage 1 and
Stage 2 Development Plan; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly
portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north
of Interstate 580 and west of Schaefer Ranch Road; and
WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a
portion of Parcel "Q" of Tract 6765; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. The City prepared an Initial
Study and an Addendum to the environmental impact report that was certified by the City in 1996
(Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State
Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"); and
WHEREAS, a Staff Report dated October 13, 2015 was submitted to the City of Dublin
Planning Commission recommending City Council approval of the Project, including the Site
Development Review request and Vesting Tentative Tract Map 8136; and
WHEREAS, on October 13, 2015, the Planning Commission held a properly notice public
hearing and adopted Resolution 15-XX recommending that the City Council approve the CEQA
addendum, Resolution 15-XX recommending that the City Council approve the requested General
Plan amendment, Resolution 15-XX recommending that the City Council approve the Planned
Development rezoning with related Stage 1 and 2 Development Plan consistent with the requested
land use amendment, and Resolution 15-XX recommending that the City Council approve the
requested Site Development Review and Vesting Tentative Tract Map 8136. All of the above
Page 1 of 30
EXHIBIT A TO
ATTACHMENT 4
resolutions are incorporated herein by reference and are available for review at City Hall during
normal business hours; and
WHEREAS, on , 2015, the City Council held a duly noticed public hearing on the Project
at which time all interested parties had the opportunity to be heard. Following the public hearing, the
City Council approved Resolution XX-15 approving the proposed CEQA addendum, Resolution XX-15
approving an amendment to the General Plan, and adopted Ordinance XX-15 approving a Planned
Development Rezone with a related Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3
Project. The above resolutions and ordinance are incorporated herein by reference and are available
for review at City Hall during normal business hours; and
WHEREAS, the City Council did hear and use its independent judgment and considered the
addendum and prior EIR, all said reports, recommendations, and testimony hereinabove set forth
before approving the Project.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made
a part of this resolution.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding the proposed Site Development Review for a
development of 19 single-family detached homes on 7.04 acres and 10.26 acres of Open Space
within a 17.30 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended
Planning Area at westerty portion of the Schaefer Ranch planned community at the westerly terminus
of Dublin Boulevard, north of interstate 580 and west of Schaefer Ranch Road:
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because: 1)
the project will be consistent with the architectural character and scale of development in
the area; 2) the project will provide a needed and attractive housing opportunity; 3) the
project is consistent with the General Plan land use designations of Single Family
Residential and Open Space; and 4) the project complies with the development standards
established in the Planned Development ordinance for the Project.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible with the intended use, proposed subdivision, and the surrounding properties;
and 2) the project complies with the development regulations set forth in the Zoning
Ordinance where applicable and as adopted for PD PLPA 2012-00013.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and
the lot in which the project is proposed because: 1) the size and mass of the proposed
houses is consistent with other existing and approved residential development in the
surrounding area; 2) the project will contribute to housing opportunities as a complement to
the surrounding neighborhoods; 3) the project will serve the current buyer profile and
market segment anticipated for this area; and 4) the project contributes to the preservation
of Open Space.
Page 2 of 30
D. The subject site is suitable for the type and intensity of the approved development because:
1) the Project development envelope is tailored to protect the hillsides which are
designated for open space and provide proper drainage; 2) the Project will implement all
applicable prior adopted mitigation measures; and 3) the project site is or will be fully
served by public services and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) the Project
is required to comply with all previously adopted mitigation measures designed to ensure
slope stability; 2) grading on the site will ensure that the site drains away from any
structures and complies with the Regional Water Quality Control Board requirements; 3)
most of the steeper areas of the site are in designated open space; and 4) retaining walis
will be constructed as required to support grade differentials between building envelopes
and setback or right-of-way areas.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing uses in the area; 2) the structures reflect the architectural styles and development
standards for residential buildings currently under construction by Toll Brothers in another
portion of Neighborhood A; 3) the materials proposed will be consistent with the City's
expectations for a quality level of development; and 4) the color and materials proposed will
be coordinated among the structures on site.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because: 1)
topography has been taken into consideration for design of the landscape plan; 2)
generous and appropriate landscaping is proposed along the street; 3) landscaping in
common areas is coordinated with adjacent areas; and 4) the project will conform to the
requirements of the Stage 2 Development Plan and the Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the project site provides opportunities for
pedestrian and bicycle circulation; 2) the project will connect to the regional trail system
through adjacent neighborhoods and access points.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding Vesting Tentative Tract Map 8136:
Vesting Tentative Tract Map 8136
A. The proposed Vesting Tentative tract Map 8136 is consistent with the intent of applicable
subdivision regulations and related ordinances.
B. The proposed subdivision together with its design and improvements of the proposed Vesting
Tentative Tract Map 8136 are consistent with the General Plan, as amended, as they relate to
Page 3 of 30
the subject property in that it is a subdivision for residential and open space uses consistent
with the approved land use designations and density.
C. The proposed Vesting Tentative Tract Map 8136 is consistent with the Planned Development
zoning approved for Project and therefore consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Map 8136 will have adequate
access to major constructed or planned improvements.
E. Project design, architecture, and concept have been integrated with topography of the project
site created by the Vesting Tentative Tract Map 8136 to incorporate water quality measures
and minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures adopted with the Schaefer Ranch EIR would be applicable as
appropriate for addressing or mitigating any potential environmental impacts of the Project, as
documented in the adopted Addendum.
G. The proposed Vesting Tentative Map 8136 and the type of improvements will not result in
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns with compliance to applicable adopted Mitigation Measures and Conditions of
Approval.
H. The design of the subdivision will not conflict with easements, acquired by the public at large,
or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site
Development Review Permit for a development of 19 single-family detached homes on 7.23 acres
and 10.05 acres of Open space within a 17.28 acre site known as Schaefer Ranch Unit 3 located in in
the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community
at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch
Road, as shown on plans prepared by Discovery Design Group, MD Fotheringham & Associates, and
Isakson & Associates dated received September 25, 2015 and subject to the conditions included
below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative
Map 8136 prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson &
Associates dated received September 25, 2015 and subject to the conditions included below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of buildinq permits or establishment of use, and shall be subiect to Planninq Department review
and approval The followinq codes represent those departments/aqencies responsible for
monitorinq compliance of the conditions of approval fPL.I Planninq, [Bl Buildinq, [POl Police,
[PWl Public Works P&CSl Parks & Community Services, fADMI Administration/City Attorney,
[FINI Finance, Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District,
[COl Alameda County Department of Environmental Health, [Z71 Zone 7.
Page 4 of 30
CONDITIONS OF APPROVAL
NO. CONDITIONS OF APPROVAL A ency Prior to: Source
PLANNING GENERAL CONDITIONS
1 . Approval. This Site Development Review approval PL Ongoing Planning
is for the Schaefer Ranch Unit 3 (PLPA 2012-00013).
This approval shall be as generally depicted and
indicated on the project plans prepared by Discovery
Design Group, MD Fotheringham & Associates, and
Isakson & Associates dated received September 25,
2015, on file in the Community Development
Department, and other plans, text, and diagrams
relating to this Site Development Review, and as
specified as the following Conditions of Approval for
this project. This approval is subject to adopting the
CEQA addendum, and companion General Plan and
Specific Plan Amendments and related Planned
Development Zonin .
2. Permit Expiration. Construction or use shall PL One Year DMC
commence within one (1) year of Site Development After Effective 8.96.020.
Review Permit approval or the Permit shall lapse and Date D
become null and void. If there is a dispute as to
whether the Permit has expired, the City may hold a
noticed public hearing to determine the matter. Such
a determination may be processed concurrently with
revocation proceedings in appropriate circumstances.
If a Permit expires, a new application must be made
and processed according to the requirements of this
Ordinance.
3. Time Extension. The original approving decision- PL Prior to DMC
maker may, upon the Applicant's written request for Expiration 8.96.020.
an extension of approval prior to expiration, upon the Date E
determination that all Conditions of Approval remain
adequate and all applicable findings of approval will
continue to be met, grant an extension of the
approval for a period not to exceed six (6) months.
All time extension requests shall be noticed and a
public hearing shall be held before the original
hearin bod .
4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC
operate this use in compliance with the Conditions of 8.96.020.
Approval of this Site Development Review Permit, the F
approved plans and the regulations established in the
Zoning Ordinance. Any violation of the terms or
conditions specified may be subject to enforcement
action.
Page 5 of 30
5. Revocation of Permit. The Site Development PL Ongoing DMC
Review approval shall be revocable for cause in 8.96.020.1
accordance with Section 8.96.020.1 of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be sub�ect to citation.
6. Requirements and Standard Conditions. The Various Building Standard
Applicant/Developer shall comply with applicable City Permit
of Dublin Fire Prevention Bureau, Dublin Public Issuance
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior
to issuance of building permits or the installation of
any improvements related to this project, the
Applicant/Developer shall supply written statements
from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.
7. Required Permits. Applicant/Developer shall obtain PW Building Standard
all permits required by other agencies including, but Permit
not limited to Alameda County Flood Control and Issuance
Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
8. Fees. Applicant/Developer shall pay all applicable Various Building Various
fees in effect at the time of building permit issuance, Permit
including, but not limited to, Planning fees, Building Issuance
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda County Flood
and Water Conservation District (Zone 7) Drainage
and Water Connection fees; or any other fee that
ma be adopted and applicable.
9. Indemnification. Applicant/Developer shall defend, ADM Ongoing Administr
indemnify, and hold harmless the City of Dublin and ation/City
its agents, officers, and employees from any claim, Attorney
action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside,
void, or annul an approval of the City of Dublin or its
advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
Page 6 of 30
extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that the
Applicant/Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Applicant/ Developer of any
said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedin s.
10. Clarification of Conditions. In the event that there PW Ongoing Public
needs to be clarification to the Conditions of Works
Approval, the Director of Community Development
and the City Engineer have the authority to clarify the
intent of these Conditions of Approval to the
Applicant/Developer without going to a public
hearing. The Director of Community Development
and the City Engineer also have the authority to
make minor modifications to these conditions without
going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
miti ations resultin from impacts to this pro�ect.
11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning
responsible for clean-up & disposal of project related
trash to maintain a safe, clean and litter-free site.
12. Modifications. Modifications or changes to this Site PL Ongoing DMC
Development Review approval may be considered by 8.104.100
the Community Development Director if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
13. Lighting. Lighting is required over exterior PL, PW Building Municipal
entrances/doors. Exterior lighting used after daylight Permit Code
hours shall be adequate to provide for security Issuance
needs.
PLANNING — PROJECT SPECIFIC
14. Satellite Dishes. The Developer's Architect shall PL Project
prepare a plan for review and approval by the Specific
Director of Community Development and the Building
Official that provides a consistent and unobtrusive
location for the placement of individual satellite
dishes. Individual conduit will be run on the interior
of the unit to the satellite location on the exterior of
the home to limit the amount of exposed cable
required to activate any satellite dish. It is preferred
that where chimneys exist, the mounting of the dish
be incorporated into the chimney. In instances where
chimneys do not exist, then the plan shall show a
common and consistent location for satellite dish
placement to eliminate the over proliferation,
Page 7 of 30
haphazard and irregular placement.
15. Street Lights. Street lights selected for this PL In conjunction Project
subdivision shall have the ability to accept cut-off with approval Specific
shielding to the satisfaction of the City Engineer. of
improvement
plans
LANDSCAPING
16. Final Landscape Construction Documents. The PL Issuance of Standard
final planting and irrigation design shall: building
a. Utilize plant material that will be capable of permits
healthy growth within the given range of soil
and climate.
b. Provide landscape screening that is of a height
and density so that it provides a positive visual
impact within three years from the time of
planting.
c. Provide that 75% of the proposed trees on the
site are a minimum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site
are a minimum of 5 gallons in size.
d. Provide concrete curbing at the edges of all
planters and paving surfaces where applicable.
Final landscape construction documents shall:
a. Provide specific landscape and irrigation plans
for non-typical and corner lots. This
requirement includes any lot that varies more
than five feet in width from the typical plan.
b. Specify that all cut and fill slopes graded and
not constructed by September 1 , of any given
year, are hydroseeded with perennial or native
grasses and flowers, and that stockpiles of
loose soil existing on that date are
hydroseeded in a similar manner.
c. Specify that the area under the drip line of all
existing oaks, walnuts, etc., which are to be
saved are fenced during construction and
grading operations and no activity is permitted
under them that will cause soil compaction
or damage to the tree, if applicable.
d. Include a warranty from the owners and/or
contractors to warrant all trees, shrubs and
ground cover and the irrigation system for one
year from the date of project acceptance by the
Cit .
17� Maintenance Agreement. A permanent PL Issuance of Standard
maintenance agreement on all common area the building
landscaping will be required from the owner insuring permit
Page 8 of 30
re ular irri ation, fertilization and weed abatement.
�8� Tree Preservation. Tree preservation techniques, PL Issuance of Standard
and guarantees, if applicable, shall be reviewed and the building
approved by the Dublin Planning Division prior to the permit
issuance of the buildin ermit.
�9� Street Trees and Accent Trees. Street trees shall PL Issuance of Standard
be spaced between 30 and 50 feet on center or the building
approximately one per typical lot. Corner lots shall permit
provide a minimum of two trees and a maximum of
three street trees per lot. Generally, each lot will
provide one accent tree, space permittin .
20� Water Efficient Landscaping Regulations. The PL Issuance of Standard
Applicant shall meet all requirements of the City of the building
Dublin's Water-Efficient Landscaping Regulations, permit
Section 8.88 of the Dublin Municipal Code.
21� Bio-Retention Areas. The designed bio-retention PL Issuance of Standard
areas shall be enhanced to create an open space the building
landscape that is landscape attractive, conserves permit
water, and requires minimal maintenance.
22. Plant Clearances. All trees planted shall meet the PL Issuance of Standard
following clearances: the building
a. 6' from the face of building walls or roof eaves permit
b. 7' from fire hydrants, storm drains, sanitary
sewers and/or gas lines
c. 5' from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. 15' from stop signs, street or curb sign returns
e. 20' from either side of a streetli ht
23. Irrigation System Warranty. The Applicant shall PL Issuance of Standard
warranty the irrigation system and planting for a the building
period of one year from the date of installation. The permit
Applicant shall submit for the Dublin Community
Development Department approval, a landscape
maintenance plan for the Common Area landscape
including a reasonable estimate of expenses for the
first five ears.
24. Walls, Fences and Mailboxes. Applicant shall work PL Issuance of Standard
with staff to prepare a final wall, fencing and mailbox the building
plan that is consistent with Dublin Municipal Code and permit
the design character of the architecture. The design
of the mai►box station shall be upgraded to provide an
enclosure or housing for the gang mailboxes so that
they are integrated into the structure. Mailbox
locations shall be integrated within the landscape and
shall compl with USPS requirements.
25 PL Issuance of Standard
Sustainable Landscape Practices. The landscape the building
design shall demonstrate compliance with sustainable permit
Page 9 of 30
landscape practices as detailed in the Bay-Friendly
Landscape Guidelines by earning a minimum of 60
points or more on the Bay-Friendly scorecard,
meeting 9 of the 9 required practices and specifying
that 75% of the non-turf planting only requires
occasional, little or no shearing or summer water once
established. Final selection and placement of trees,
shrubs and ground cover plants shall ensure
compliance with this requirement. Herbaceous plants
shall be used along walks to reduce maintenance and
the visibility of the sheared branches of woody ground
cover plants. Planters for medium sized trees shall be
a minimum of six feet wide. Small trees or shrubs
shall be selected for planting areas less than six feet
wide.
26. Copies of Approved Plans. The Applicant shall PL Construction Standard
provide the City with one full size copy, one reduced
(1/2 sized) copy and one electronic copy of the
approved landscape plans prior to construction.
CIVIL CONDITIONS
27. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard
Joint Trench Plans, Street Lighting Plans and final grading,
Landscape Improvement Plans shall be submitted on planting and
the same size sheet and plotted at the same drawing utility plans
scale for consistency, improved legibility and
interdisciplinar coordination.
28. Utility Placement and Coordination: Utilities shall PL Preparation of Standard
be coordinated with proposed tree locations to eliminate final grading,
conflicts between trees and utilities. Submit typical utility planting and
plans for each house type to serve as a guide during the utility plans
preparation of final grading, planting and utility plans.
Utilities may have to be relocated in order to provide
the required separation between the trees and utilities.
The applicant shall submit a final tree/utility coordination
plan as part of the construction document review
process to demonstrate that this condition has been
satisfied.
32. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
33. Retaining Walls. All retaining walls over 30 inches in B Through Standard
height and in a walkway shall be provided with Completion
guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain
permits and inspections from the Building & Safety
Division.
34. Phased Occupancy Plan. If occupancy is requested to B Occupancy of Standard
occur in phases, then all physical improvements within any affected
Page 10 of 30
each phase shall be required to be completed prior to building
occupancy of any buildings within that phase except for
items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved by
the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works
for review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels in
each phase, and shall substantially conform to the intent
and purpose of the subdivision approval. No individual
building shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all
reasonable expected services and amenities, and
separated from remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may be
deferred due to inclement weather with the posting of a
bond for the value of the deferred landscaping and
associated improvements.
35. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building & Safety Division for Permits
plan check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions attached to each set of plans.
Applicant/Developer will be responsible for obtaining the
approvals of all participation non-City agencies prior to
the issuance of buildin permits.
36. Construction Drawings. Construction plans shall be B Issuance of Standard
fully dimensioned (including building elevations) building
accurately drawn (depicting all existing and proposed permits
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each other.
37. Air Conditioning Units. Air conditioning units and B, PL Occupancy of Standard
ventilation ducts shall be screened from public view with Unit
materials compatible to the main building and shall not
be roof mounted. Units shall be permanently installed
on concrete pads or other non-movable materials
approved by the Chief Building Official and Director of
Communit Development. Air conditionin units shall be
Page 11 of 30
located such that each dwelling unit has one side yard
with an unobstructed width of not less than 36 inches.
Air conditioning units shall be located in accordance with
the PD text. Air conditioning units shall comply with
Section 8.36.060,C,3 of the Zonin Ordinance.
38. Temporary Fencing. Temporary Construction fencing B Through Standard
shall be installed along the perimeter of all work under Completion
construction.
39. Addressing B Standard
a) Provide a site plan with the City of Dublin's
address grid overlaid on the plans (1 to 30 scale). Prior to
Highlight all e�erior door openings on plans release of
(front, rear, garage, etc.). The site plan shall addresses
include a single large format page showing the
entire project and individual sheets for each
neighborhood. 3 copies on full size sheets and 5
copies reduced sheets. Prior to
b) Provide plan for display of addresses. The permitting
Building Official shall approve plan prior to
issuance of the first building permit. (Prior to Prior to
permitting) permitting
c) Addresses will be required on the front of the
dwellings. Addresses are also required near the Occupancy of
garage door opening if the opening is not on the any Unit
� same side of the dwelling as the front door.
d) Address signage shall be provided as per the Occupancy of
Dublin Residential Security Code. any Unit
e) Exterior address numbers shall be backlight and Prior to permit
be posted in such a way that they may be seen issuance, and
from the street. through
fl Driveways servicing more than one (1) individual completion
dwelling unit shall have a minimum of 4 inch high
identification numbers, noting the range of unit
numbers placed at the entrance to each driveway
at a height between 36 and 42 inches above
grade. The light source shall be provided with an
uninterruptible AC power source or controlled
only by photoelectric device.
40. Engineer Observation. The Engineer of record shall B Scheduling Standard
be retained to provide observation services for all the final
components of the lateral and vertical design of the frame
building, including nailing, hold-downs, straps, shear, inspection
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
rp ior to scheduling the final frame inspection.
41. Foundation. Geotechnical Engineer for the soils B Permit Standard
Page 12 of 30
report shall review and approve the foundation issuance
design. A letter shall be submitted to the Building
Division on the approval.
42 g Standard
Green Building Through
Green Building measures as detailed in the SDR Completion
package may be adjusted prior to master plan check
application submittal with prior approval from the
City's Green Building Official provided that the design
of the project complies with the City of Dublin's Green
Building Ordinance and State Law as applicable. In
addition, all changes shall be reflected in the Master
Plans. (Through Completion)
The Green Building checklist shall be included in the Prior to first
master plans. The checklist shall detail what Green permit
Points are being obtained and where the information
is found within the master plans. (Prior to first permit).
Prior to each unit final, the project shall submit a
completed checklist with appropriate verification that Through
all Green Points required by 7.94 of the Dublin Completion
, Municipal Code have been incorporated. (Through
Completion)
Homeowner Manual — if Applicant takes advantage of
this point the Manual shall be submitted to the Green Project
Building Official for review or a third party reviewer
with the results submitted to the City. (Project)
Landscape plans shall be submitted to the Green
Building Official for review. (Prior to approval of the
landscape plans by the City of Dublin)
Prior to
Applicant/Developer may choose self-certification or approval of
certification by a third party as permitted by the Dublin the landscape
Municipal Code. Applicant shall inform the Green plans by the
Building Official of inethod of certification prior to City of Dublin
release of the first permit in each subdivision /
neighborhood.
43. Electronic File: The Applicant/Developer shall submit B Issuance of Standard
all building drawings and specifications for this project the final
in an electronic format to the satisfaction of the occupancy
Building Official prior to the issuance of building
permits. Additionally, all revisions made to the
building plans during the project shall be incorporated
into an "As Built" electronic file and submitted prior to
the issuance of the final occupancy.
Page 13 of 30
44. Construction trailer: Due to size and nature of the B TUP required Standard
development, the Applicant/Developer, shall provide a prior to
construction trailer with all hook ups for use by City placement of
Inspection personnel during the time of construction trailer
as determined necessary by the Building Official. A
Temporary Use Permit is required prior to placement
of the construction trailer. In the event that the City
has their own construction trailer, the
applicant/developer shall provide a site with
appropriate hook ups in close proximity to the project
site to accommodate this trailer. The
applicant/developer shall cause the trailer to be
moved from its current location at the time necessary
as determined by the Building Official at the
Applicant/Developer's expense.
45. Copies of Approved Pians. Applicant shall provide B 30 days after Standard
City with 2 reduced (1/2 size) copies of the City of permit and
Dublin stamped approved plan. each revision
issuance
46. Solar Zone — CA Energy Code B In conjunction Standard
Show the location of the Solar Zone on the site plan. with Master
Detail the orientation of the Solar Zone. This Plan check,
information shall be shown in the master plan check prior to
on the overall site plan, the individual roof plans and issuance of
the plot plans. This condition of approval will be Building
waived if the project meets the exceptions provided in Permits
' the CA Ener Code.
' 47. Wildfire Management. Provide in the master B Prior to Standard
drawing set, a sheet detailing which lots are adjacent issuance of
to open space and subject to the Wildfire Building
Mana ement provisions of the code. Permits
48. Household Waste Materials. Removal of existing B Prior to Project
household waste materials on the site shall be issuance of Specific
monitored by a qualified professional and that normal Grading
and customary testing be performed for lead based Permits and
paint and asbestos building materials prior to issuance of
demolition of existing on-site buildings. Compliance demolition
with this condition shall be demonstrated to the permit
Buildin Official prior to obtaining a demolition permit.
FIRE
49. New Fire Residential Sprinkler System F Prior to CA
Requirements. In accordance with The Dublin Fire issuance of Building /
Code, fire sprinklers shall be installed in all buildings. Building Residenti
The system shall be in accordance with the NFPA Permits al Code
13D, the CA Fire Code and CA Building / Residential
Code.
50. Fire apparatus. Roadways shall have a minimum F In conjunction CA
unobstructed width of 20 feet and an unobstructed with Site Building /
vertical clearance of not less than 13 feet 6 inches. Improvement Residenti
Page 14 of 30
Roadways under 36 feet wide shall be posted with Drawings al Code
signs on one side; roadways under 28 feet wide shall
be posted with signs both sides of the street as
follows: "NO STOPPING FIRE LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to within
150 ft. of the most remote first floor exterior
wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. Fire apparatus roadways in excess of 150 feet
in length must make provisions for approved
apparatus turnarounds.
51. Gate Approvals. Fencing and gates that cross F Prior to CA
pedestrian access and exit paths, as well as vehicle issuance of Building /
entrance and exit roads and Emergency Vehicle Building Residenti
Access ways, need to be approved for fire department Permits al Code
, access and egress as well as exiting provisions where
', such is applicable. Plans need to be submitted that
' clearly show the fencing and gates and details of
such. This should be clearly incorporated as part of
the site plan with details provided as necessary.
52. Hydrants & Fire Flows. Show the location of any on- F Prior to CA
site fire hydrants and any fire hydrants that are along issuance of Building /
the property frontage as well as the closest hydrants Building Residenti
to each side of the property that are located along the Permits al Code
access roads that serves this property. Provide a
letter from the water company indicating what the
available fire flow is to this propert .
DSRSD
53. Complete improvement plans shall be submitted to DSRSD Issuance of Standard
DSRSD that conform to the requirements of the any building
Dublin San Ramon Services District Code, the permit
DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD Master
Plans and all DSRSD policies.
54. All mains shall be sized to provide sufficient capacity DSRSD Issuance of Standard
to accommodate future flow demands in addition to any building
each development projecYs demand. Layout and permit
sizing of mains shall be in conformance with DSRSD
utilit master plannin .
55. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard
flow to DSRSD's existing sanitary sewer system. any building
Pumping of sewage is discouraged and may only be permit
allowed under extreme circumstances following a
case by case review with DSRSD staff. Any pumping
station will require specific review and approval by
DSRSD of preliminar desi n reports, desi n criteria,
Page 15 of 30
and final plans and specifications. The DSRSD
reserves the right to require payment of present worth
20 year maintenance costs as well as other conditions
within a separate agreement with the applicant for any
pro'ect that requires a pumpin station.
56. Domestic and fire protection waterline systems for DSRSD Issuance of Standard
Tracts or Commercial Developments shall be any building
designed to be looped or interconnected to avoid permit
dead end sections in accordanc� with requirements of
the DSRSD Standard Specifications and sound
en ineerin practice.
57. DSRSD policy requires public water and sewer lines DSRSD Issuance of Standard
to be located in public streets rather than in off- any building
street locations to the fullest extent possible. If permit
unavoidable, then public sewer or water easements
must be established over the alignment of each public
sewer or water line in an off-street or private street
location to provide access for future maintenance
and/or replacement.
58. Prior to approval by the City of a grading permit or a DSRSD Issuance of Standard
site development permit, the locations and widths of any building
all proposed easement dedications for water and permit
sewer lines shall be submitted to and approved by
DSRSD.
59. All easement dedications for DSRSD facilities shall be DSRSD Issuance of Standard
by separate instrument irrevocably offered to DSRSD any building
or b offer of dedication on the Final Map. permit
60. Prior to approval by the City for Recordation, the Final DSRSD Issuance of Standard
Map shall be submitted to and approved by DSRSD any building
for easement locations, widths, and restrictions. permit
61. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard
Construction Permit by the Dublin San Ramon any building
Services District, whichever comes first, all utility permit
' connection fees including DSRSD and Zone 7, plan
checking fees, inspection fees, connection fees, and
fees associated with a wastewater discharge permit
� shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
62. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard
Construction Permit by the Dublin San Ramon any building
Services District, whichever comes first, all permit
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block for
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicant shall
pay all required DSRSD fees, and provide an
en ineer's estimate of construction costs for the
Page 16 of 30
sewer and water systems, a performance bond, a
one-year maintenance bond, and a comprehensive
general liability insurance policy in the amounts and
forms that are acceptable to DSRSD. The applicant
shall allow at least 15 working days for final
improvement drawing review by DSRSD before
si nature b the District En ineer.
63. No sewer line or waterline construction shall be DSRSD Issuance of Standard
permitted unless the proper utility construction permit any building
has been issued by DSRSD. A construction permit permit
will only be issued after all of the items in Condition
No. 9 have been satisfied.
64. The Applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard
Directors, commissions, employees, and agents of any building
DSRSD harmless and indemnify and defend the same permit
from any litigation, claims, or fines resulting from the
construction and completion of the pro�ect.
65. Improvement plans shall include recycled water DSRSD Issuance of Standard
improvements as required by DSRSD. Services for any building
landscape irrigation shall connect to recycled water permit
mains. Applicant must obtain a copy of the DSRSD
Recycled Water Use Guidelines and conform to the
requirements therein.
I 66. DSRSD has no objections to this proposed alternate DSRSD Issuance of Project
site plan should such a site plan be permissible under any building Specific
Dublin Zoning regulations. permit
PUBLIC WORKS — PROJECT SPECIFIC CONDITIONS OF APPROVAL
67. Ownership and Maintenance of Improvements. PW Final Map Public
Prior to approval of the Final Map, the Developer Works
shall submit an "Ownership and Maintenance" exhibit
indicating ownership and maintenance responsibilities
for the project street, common area parcels and open
space improvements. The "Ownership and
Maintenance" exhibit shall be subject to review and
approval b the Cit Engineer.
68. Covenants, Conditions and Restrictions PW Final Map Public
(CC&Rs): If the project subdivision is not included in Works
the existing Schaefer Ranch Homeowners
Association, a new Homeowners Association shall
be formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to govern
use and maintenance of Schae�er Way, all common
area improvements and all stormwater treatment
measures. The said declaration shall set forth the
Association name, bylaws, rules and regulations.
The CC&Rs shall also contain a provision that
prohibits the amendment of those provisions of the
CC&Rs requested b its members without the City's
Page 17 of 30
approval. The CC&R shall ensure that there is
adequate provision for the maintenance, in good
repair and on a regular basis, of Schaefer Way:
landscaping and irrigation, fences, walls, drainage
and stormwater treatment features, lighting, signs,
and other related improvements. The CC&Rs shall
also contain all other items required by these
conditions. The Developer shall submit a copy of the
CC&R document to the Cit for review and approval.
69. Covenants, Conditions and Restrictions (CC&Rs): PW Final Map Public
If the project subdivision is included in the existing Works
Schaefer Ranch Homeowners Association, the
CC&Rs shall be amended as needed to govern use
and maintenance of Schaefer Way and all other
common area improvements specific to the
subdivision.
70. Covenants, Conditions and Restrictions (CC&Rs): PW Final Map Public
A disclosure shall be provided in the CC&Rs clearly Works
alerting residents that the driveway design may cause
the bottom of their cars to scrape or otherwise come
in contact with the surface of the driveway, which may
cause damage to their vehicle(s). The disclosure
shall further state that the Buyer should test the
driveway before entering into an agreement to
purchase the lot.
71. Private street and common area subdivision PW Final Map Public
improvements. Common area improvements, private Works
streets, private drives and all other subdivision
improvements owned or maintained by the HOA are
subject to review and approval by the City Engineer
prior to Final Map approval and shall be included in
the Tract Improvement Agreement. Such
improvements include, but are not limited to: curb &
gutter, pavement areas, sidewalks, access ramps &
driveways, enhanced street paving, parking spaces,
street lights (wired underground) and appurtenances,
drainage facilities, utilities, landscape and irrigation
facilities, open space landscaping, stormwater
treatment facilities, striping and signage, and fire
h drants.
72. Schaefer Way: Schaefer Way shall be a Private PW Final Map Public
Street, owned and maintained by the Homeowners' Works
Association. The Developer shall install complete
roadway and utility improvements along Schaefer
Way as shown on the Tentative Map. Required
roadway and utility improvements on Schaefer Way
shall include, but are not limited to the installation of
curb, gutter, sidewalk, curb ramps, driveways,
draina e structures, utilities, street li hts, and fire
Page 18 of 30
hydrants.
a. Existing roadway pavement shall be
evaluated and overlaid with a minimum 2" AC
overlay (grind and overlay), or replaced as
necessar .
73. Schaefer Way: The sidewalk shown along the south PW Occupancy of Public
side of Schaefer Way shall extend to the driveway on Units or Works
Lot 302 Acceptance of
Improvements
74. Schaefer Way Driveway Design: Driveways shall be YW Approval of Public
constructed such that a minimum 4-foot wide Improvement Works
accessible path is provided across the driveways, Plans or Final
similar to the design used for Schaefer Ranch Units 1 Map
and 2.
75. Schaefer Way: Developer shall design and construct PW Occupancy of Public
a paved roadway from the end of Schaefer Way to Units or Works
the City limit line. Improvements shall also include an Acceptance of
appropriately designed gate and cattle guard at the Improvements
western terminus. The paved roadway shall consist of
minimum 20' wide pavement and structural section
comparable to the existing street section for Schaefer
Way. Curb and gutter shall be installed on both sides
of the street, and the existing catch basins shall be
relocated to the new curb and gutter to intercept the
storm water run-off and prevent concentrated flows
from being released on the adjacent property. All
costs of design and construction of these
improvements shall be borne by the Developer.
76. Schaefer Way Parking and Restrictions: 29 parallel PW Final Map Public
parking stalls shall be provided along the south side Works
of Schaefer Way as shown on the Tentative Map.
The Developer shall install "No Parking" signs along
the north side of Schaefer Way. Final sign location
shall be coordinated with and approved by the City
Traffic En ineer.
77. Monuments: The Final Map shall include private PW Final Map Public
street monuments to be set along Schaefer Way as Works
determined b the Cit Engineer.
78. DSRSD Gate: The Developer shall remove the PW Acceptance of Public
existing cable across DSRSD's reservoir access road Tract Works
off of the Dublin Boulevard cul-de-sac and install a Improvements
new access gate per DSRSD standard details. The
gate shall be subject to review and approval by
DSRSD and be set back from the back-of-sidewalk
such that a standard truck may completely pull off the
cul-de-sac while opening the ate.
79. Dublin Blvd.: Special care shall be taken to protect PW Final Map Public
existing sidewalks, driveways, roadways, Works
landscapin , or other improvements near the
Page 19 of 30
entrance to Schaefer Way that may be damaged as a
result of operation of construction equipment or
construction activities. The Developer shall be solely
responsible to repair or replace any damaged
improvements as directed by the City Engineer or his
representative.
80. Existing Davilla Easement: The Developer shall PW Prior to Yublic
coordinate and complete the recordation of a Issuance of ls` Works
Quitclaim Deed from Davilla Easement Holders. Building Permit
a) Developer shall prepare legal descriptions, plats on Lot
and Quitclaim Deed for execution by the Davilla Encumbered by
Easement Holders. the Existing
b) The Developer shall offer an access easement to F,asement
the heirs and successors of the Davilla Easement
that aligns with the existing Schaefer Way from
the terminus at Dublin Blvd to the cit limit.
81. Offsite Landscape Improvements: The Developer PW Final Map Public
shall plant clinging vine material at the base of the Works
entire section of soundwall installed with the Schaefer
Ranch Unit 1 Dublin Boulevard extension, along the
south side of Dublin Boulevard near Roys Hill Lane.
Vines shall be planted on both sides of the
soundwall. Developer shall also be responsible for
providing a water source and irrigation system to the
vines.
82. Public Service Easements: Public utility vaults, PW Final Map Public
boxes, appurtenances or similar items shall be Works
located within the Public Service Easement behind
the back-of-sidewalk. Private improvements such as
fences, gates or trellises shall not be located within
the public service easements.
83. Private Easements: Reciprocal Ingress/Egress PW Final Map Public
Easements shall be required on those lots where Works
driveways cross parcel lines. Easements shall be
shown/reserved on Final Map for dedication by
separate instrument. Copies of recorded easement(s)
shall be provided to City prior to issuance of Building
Permit for any residence whose driveway crosses the
adjacent lot(s)
84. GHAD Dedication: The Developer shall reserve for PW Final Map Public
dedication to the Schaefer Ranch Geologic Hazard Works
Abatement District (GHAD) by separate instrument
for private open space Parcel AA and Parcel BB and
any other dedications deemed reasonably necessary
by the GHAD Manager. GHAD acceptance of
Parcels AA and BB shall be contingent upon
completion of all tract and GHAD improvements and
formal acceptance of said improvements b the City.
85. GHAD Fence: The Developer shall install a fence PW Acceptance of Public
Page 20 of 30
along all boundary lines between the private lots and Improvements Works
GHAD parcels. Fence type shall be as approved by Associated with
Planning Director and GHAD Manager. Gates to be GHAD Parcels
installed at both GHAD maintenance access points or
as directed by GHAD Manager, and locks shall be
placed on all access gates. Driveway cuts shall be
provided at both access points.
86. Conformance to GHAD Plan of Control: The PW Approval of Public
Developer shall have the Geotechnical Engineering Improvement Works
firm that prepared the Plan of Control (POC) for the Plans
Schaefer Ranch Geologic Hazard Abatement District
(GHAD) review all final grading and improvement
plans and verify that the plans conform to the
Schaefer Ranch GHAD POC prior to City approval
and issuance of Gradin or Sitework Permits.
87. Stormwater Management: The Developer shall PW Final Map and Public
submit a Stormwater Management Plan to ensure On-going Works
that the existing drainage system, including the
existing water quality basin(s), is adequate to treat
the additional runoff generated by this development.
The Final Stormwater Management Plan is subject to
City Engineer approval prior to approval of the Tract
Improvement Plans. Approval is subject to the
Developer providing the necessary plans, details, and
calculations that demonstrate that the plan complies
with the standards issued by the San Francisco Bay
Re ional Water Quality Control Board.
88. Stormwater Source Control: "No Dumping Drains to PW Final Map and Public
Bay" storm drain medallions per City Standard Detail On-going Works
CD-704 shall be placed on all public and private
storm drain inlets.
89. Trash Capture: The project Stormwater YW Final Map and Public
Management Plan shall incorporate trash capture On-going Works
measures such as inlet filters or hydrodynamic
separator units to address the requirements of
Provision C.10 of the Regional Water Quality Control
Board (RWQCB), and the Municipal Regional Permit
(MRP) to the satisfaction of the Cit En ineer.
90. Landscape Plans: At the latest, the Developer shall PW Final Map and Public
submit design development Landscape Plans with the On-going Works
second plan check for the street improvement plans
and final map. The Landscape Plans shall show
details, sections and supplemental information as
necessary for design coordination of the various civil
design features and elements including utility location
to the satisfaction of the City Engineer. Complete
Landscape Plans shall be concurrently approved with
the Tract Improvement A reement and Final Map.
91. Street Light and Joint Trench Plans. Street Light PW Final Map and Public
Page 21 of 30
Plans and Joint Trench Plans shall be submitted with On-going Works
the first plan check for the street improvement plans
and final map. At the latest, design development
Street Light Plans and Joint Trench Plans shall be
submitted with the second plan check for the street
improvement plans and final map. The final streetlight
plan and joint trench plan shall be completed prior to
Final Map approval for each respective subdivision.
92. Geotechnical/Soils Report: The Developer shall PW Issuance of Public
submit a design level geotechnical/soils investigation Grading Permit Works
report prepared by a qualified engineer, registered or Final Map
with the State of California. The report shall include
recommendations regarding pavement sections, soil
retention systems, etc. The report shall also include
specific recommendations for the proposed
permeable pavers or permeable pavement
driveways. Grading operations shall be in
accordance with recommendations contained in the
required soils report and grading shall be supervised
by an engineer registered in the State of California to
do such work.
93. Geotechnical Engineer Review and Approval: The PW Issuance of Public
Project Geotechnical Engineer shall be retained to Grading Permit Works
review all final grading plans and specifications. The or Final Map
Project Geotechnical Engineer shall approve all
grading plans prior to City approval and issuance of
rading permits.
94. Grading: The disposal site and haul truck route for PW Issuance oi' Public
any off-haul dirt materials shall be subject to the Grading Works
review and approval by the City Engineer prior to the Permit(s) or
approval of the improvement plans or issuance of a Final Map
Gradin Permit.
95. Dust ControllStreet Sweeping: The Developer shall PW Issuance of Public
provide adequate dust control measures at all times Grading Works
during the grading and hauling operations. All trucks Yermit(s) or
hauling export and import of materials shall be Pinal Map
provided with tarp cover at all times. Spillage of haul
materials and mud-tracking on the haul routes shall
be prevented at all times. Developer shall be
responsible for sweeping of streets within,
surrounding and adjacent to the project. If it is
determined that the tracking or accumulation of
material on the streets is due to its condition
activities.
96. Underground Obstructions: Prior to excavation and PW Issuance of Public
grading on any portion of the project site, all Grading Works
underground obstructions (i.e. debris, septic tanks, Permit(s) or
fuel tanks, barrels, chemical waste, etc.) shall be Final Map
identified and remove pursuant to Federal, State and
Page 22 of 30
local regulations and subject to the review and
approval by the City. Excavations shall be properly
backfilled using structural fill, subject to the review
and approval of the Cit Engineer.
97. Resource Agency Permits: Prior to the start of any PW Issuance of Public
grading of the site as necessary, permits shall be Grading Works
obtained from US Army Corps of Engineers, the San Permit(s) or
Francisco Bay Regional Water Quality Board, the Final Map
State of California Department of Fish and Games,
and the US Fish and Wildlife Service for the grading
or alteration of wetland areas within the site, if
applicable. The project shall be modified as needed
to response to the conditions of the permits.
PUBLIC WORKS — STANDARD CONDITIONS OF APPROVAL
98. Developer shall comply with the City of Dublin Public PW Ongoing Standard
Works Standard Conditions of Approval contained Condition
below ("Standard Condition") unless specifically
modified by Project Specific Conditions of Approval
above.
99. General. The Developer shall comply with the PW Ongoing Standard
Subdivision Map Act, the City of Dublin Subdivision, Condition
and Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
public improvements constructed by Developer and to
be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771 .
Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and followin ).
100. Hold Harmless/Indemnification. The Developer shall PW Ongoing Standard
defend, indemnify, and hold harmless the City of Condition
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City
related to this project (Tract Map 8136) to the extent
such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be sub�ect to the Cit 's promptly
Page 23 of 30
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedin s.
101 . Clarifications and Changes to the Conditions. In the PW Ongoing Standard
event that there needs to be clarification to these Condition
Conditions of Approval, the Director of Community
Development and the City Engineer have the
authority to clarify the intent of these Conditions of
Approval to the Developer without going to a public
hearing. The Director of Community Development
and the City Engineer also have the authority to make
minor modifications to these conditions without going
to a public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts of this project.
102. If there are conflicts between the Tentative Map PW Ongoing Standard
approval and the SDR approval pertaining to mapping Condition
or public improvements, the Tentative Map shall take
precedence.
AGREEMENTS AND BONDS
103. The Developer shall enter into a Tract Improvement PW First Final Standard
Agreement with the City for all public improvements Map and Condition
including any required offsite storm drainage or Successive
roadway improvements that are needed to serve the Maps
Tract that have not been bonded with another Tract
Improvement A reement.
104. The Developer shall provide performance (100%), PW First Final Standard
and labor & material (100%) securities to guarantee Map and Condition
the tract improvements, approved by the City Successive
Engineer, prior to execution of the Tract Improvement Maps
Agreement and approval of the Final Map. (Note:
Upon acceptance of the improvements, the
perFormance security may be replaced with a
maintenance bond that is 25% of the value of the
performance security.)
FEES
105. The Developer shall pay all applicable fees in effect PW Ongoing Standard
at the time of building permit issuance including, but Condition
not limited to, Planning fees, Building fees, Dublin
San Ramon Services District fees, Public Facilities
fees, Dublin Unified School District School Impact
fees, Public Works Traffic Impact fees, Alameda
County Fire Services fees, Noise Mitigation fees,
Inclusionary Housing In-Lieu fees, Alameda County
Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees and any other
fees as noted in the Development A reement.
PERMITS
106. Developer shall obtain an Encroachment Permit from PW Prior to Standard
Page 24 of 30
the Public Works Department for all construction Start of Condition
activity within the public right-of-way of any street Work
where the City has accepted the improvements. The
encroachment permit may require surety for slurry
seal and restriping. At the discretion of the City
Engineer an encroachment for work specifically
included in an Improvement Agreement may not be
required.
107. Developer shall obtain a Grading / Sitework Permit PW Prior to Standard
from the Public Works Department for all grading and Start of Work Condition
private site improvements that serves more than one
lot or residential condominium unit.
108. Developer shall obtain all permits required by other PW Prior to Standard
agencies including, but not limited to Alameda Start of Work Condition
County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
SUBMITTALS
109. All submittals of plans and Final Maps shall comply PW Prior to Standard
with the requirements of the "City of Dublin Public Approval of Condition
Works Department Improvement Plan Submittal Improvement
Requirements", and the "City of Dublin Improvement Plans or Final
Plan Review Check List". Map
110. The Developer will be responsible for submittals and PW Prior to Standard
reviews to obtain the approvals of all participating Approval of Condition
non-City agencies. The Alameda County Fire Improvement
Department and the Dublin San Ramon Services Plans or Final
District shall approve and sign the Improvement Map
Plans.
111. Conditions of Approval. A copy of the Conditions of PW Ongoing Standard
Approval which has been annotated how each Condition
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the Final Map and improvements plans. The
notations shall clearly indicate how all Conditions of
Approval will be satisfied and where they are located
on the plans. Submittals will not be accepted without
the annotated conditions.
112. Geotechnical Report. Developer shall submit a PW Prior to Standard
Geotechnical Report, which includes street pavement Approval of Condition
sections and grading recommendations. Improvement
Plans,
Grading
Plans, or Final
Map
113. Electronic File. Developer shall provide the Public PW Prior to Standard
Works Department a di ital vectorized file of the Acceptance of Condition
Page 25 of 30
"master" files for the project when the Final Map has Improvements
been approved. Digital raster copies are not and Release
acceptable. The digital vectorized files shall be in of Bonds
AutoCAD 14 or higher drawing format. Drawing units
shall be decimal with the precision of the Final Map.
All objects and entities in layers shall be colored by
layer and named in English. All submitted drawings
shall use the Global Coordinate System of USA,
California; NAD 83 California State Plane, Zone III,
and U.S. foot.
FINAL MAP
114. The Final Map shall be substantially in accordance PW Prior to Standard
with the Tentative Map approved with this application, Approval of Condition
unless otherwise modified by these conditions. Final Map
Multiple final maps may be filed in phases, provided
that each phase is consistent with the tentative map,
that phasing progresses in an orderly and logical
manner and adequate infrastructure is installed with
each phase to serve that phase as a stand-alone
project that is not dependent upon future phasing for
infrastructure.
115. All rights-of-way and easement dedications required PW Prior to Standard
by the Tentative Map shall be shown on the Final Approval of Condition
Map. Final Map
116. Any phasing of the final mapping or improvements of PW Prior to Standard
a Tentative Map is subject to the approval and Approval of Condition
conditions of the Cit En ineer. Final Map
117. Street names shall be assigned to each public/private PW Prior to Standard
street pursuant to Municipal Code Chapter 7.08. The Approval of Condition
approved street names shall be indicated on the Final Final Map
Map.
118. The Final Map shall include the street monuments to PW Monuments to Standard
be set in all public streets. be Shown on Condition
Final Map and
Installed Prior
to Acceptance
of
Improvements
EASEMENTS
119. The Developer shall obtain abandonment from all PW Prior to Standard
applicable public agencies and/or private owners of Approval of Condition
existing easements and right-of-ways within the Improvement
development that will no longer be used. Plans or
Appropriate
Final Map
120. The Developer shall acquire easements, and/or PW Prior to Standard
obtain rights-of-entry from the adjacent property Approval of Condition
owners for any improvements on their property. The improvement
easements and/or rights-of-entry shall be in writin Plans or
Page 26 of 30
and copies furnished to the City Engineer. Appropriate
Final Map
GRADING
121. The Grading Plan shall be in conformance with the PW Prior to Standard
recommendations of the Geotechnical Report, the Approval of Condition
approved Tentative Map and/or Site Development Grading Plans
Review, and the City design standards & ordinances. or Issuance of
In case of conflict between the soil engineer's Grading
recommendations and City ordinances, the City Permits, and
En ineer shall determine which shall appl . On oin
122. A detailed Erosion Control Plan shall be included with PW Prior to Standard
the Grading Plan approval. The plan shall include Approval of Condition
detailed design, location, and maintenance criteria of Grading Plans
all erosion and sedimentation control measures. or Issuance of
Grading
Permits, and
Ongoin
IMPROVEMENTS
123. The public improvements shall be constructed PW Prior to Standard
generally as shown on the Tentative Map and/or Site Approval of Condition
Development Review. However, the approval of the Improvement
Tentative Map and/or Site Development Review is not Plans or Start
an approval of the specific design of the drainage, of
sanitary sewer, water, and street improvements. Construction,
and On oin
124. All public improvements shall conform to the City of PW Prior to Standard
Dublin Standard Plans and design requirements and Approval of Condition
as approved by the City Engineer. Improvement
Plans or Start
of
Construction,
and Ongoin
125. Public streets shall be at a minimum 1% slope with PW Prior to Standard
minimum gutter flow of 0.7% around bump-outs. Approval of Condition
Private streets and alleys shall be at minimum 0.5% Improvement
slope. Plans or Start
of
Construction,
and Ongoin
126. Any decorative pavers/paving installed within City PW Prior to Standard
right-of-way shall be done to the satisfaction of the Approval of Condition
City Engineer. Where decorative paving is installed at Improvement
signalized intersections, pre-formed traffic signal Plans or Start
loops shall be put under the decorative pavement. of
Decorative pavements shall not interfere with the Construction,
placement of traffic control devices, including and Ongoing
pavement markings. All turn lane stripes, stop bars
and crosswalks shall be delineated with concrete
bands or color pavers to the satisfaction of the Cit
Page 27 of 30
Engineer. Maintenance costs of decorative paving
shall be the responsibility of the Homeowners
Association
127. The Developer shall install all traffic signs and PW Prior to Standard
pavement marking as required by the City Engineer. Occupancy of Condition
Units or
Acceptance of
Improvements
128. Street light standards and luminaries shall be PW Prior to Standard
designed and installed per approval of the City Occupancy of Condition
Engineer. The maximum voltage drop for streetlights Units or
is 5%. Acceptance of
Improvements
129. Developer shall construct all potable and recycled PW Prior to Standard
water and sanitary sewer facilities required to serve Occupancy of Condition
the project in accordance with DSRSD master plans, Units or
standards, specifications and requirements. Acceptance of
Improvements
130. Fire hydrant locations shall be approved by the PW Prior to Standard
Alameda County Fire Department. A raised reflector Occupancy of Condition
blue traffic marker shall be installed in the street Units or
opposite each hydrant. Acceptance of
I mprovements
131. The Developer shall furnish and install street name PW Prior to Standard
signs for the project to the satisfaction of the City Occupancy of Condition
Engineer. Units or
Acceptance of
Improvements
132. Developer shall construct gas, electric, cable TV and PW Prior to Standard
communication improvements within the fronting Occupancy of Condition
streets and as necessary to serve the project and the Units or
future adjacent parcels as approved by the City Acceptance of
En ineer and the various Public Utilit agencies. Improvements
133. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard
shall be underground in accordance with the City Occupancy of Condition
policies and ordinances. All utilities shall be located Units or
and provided within public utility easements and sized Acceptance of
to meet utilit compan standards. Improvements
134. All utility vaults, boxes and structures, unless PW Prior to Standard
specifically approved otherwise by the City Engineer, Occupancy of Condition
shall be underground and placed in landscape areas Units or
and screened from public view. Prior to Joint Trench Acceptance of
Plan approval, landscape drawings shall be submitted Improvements
to the City showing the location of all utility vaults,
boxes and structures and adjacent landscape
features and plantings. The Joint Trench Plans shall
be signed by the City Engineer prior to construction of
the 'oint trench improvements.
CONSTRUCTION
Page 28 of 30
135. The Erosion Control Plan shall be implemented PW Ongoing as Standard
between October 15th and April 15th unless Needed Condition
otherwise allowed in writing by the City Engineer. The
Developer will be responsible for maintaining erosion
and sediment control measures for one year following
the City's acceptance of the subdivision
improvements.
136. If archaeological materials are encountered during PW Ongoing as Standard
construction, construction within 100 feet of these Needed Condition
materials shall be halted until a professional
Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find
and su est appropriate mitigation measures.
137. Construction activities, including the maintenance and PW Ongoing as Standard
warming of equipment, shall be limited to Monday Needed Condition
through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Engineer. Extended hours or
Saturday work will be considered by the City
En ineer on a case-by-case basis.
138. Developer shall prepare a Construction Noise PW Prior to Start Standard
Management Plan that identifies measures to be of Condition
taken to minimize construction noise on surrounding Construction
developed properties. The plan shall include hours of Implementatio
construction operation, use of mufflers on n Ongoing as
construction equipment, speed limit for construction Needed
traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be
provided prior to pro�ect construction.
139. Developer shall prepare a plan for construction traffic PW Prior to Start Standard
interface with public traffic on any existing public of Condition
street. Construction traffic and parking may be Construction;
subject to specific requirements by the City Engineer. Implementatio
n Ongoing as
Needed
140. The Developer shall be responsible for controlling any PW Ongoing Standard
rodent, mosquito, or other pest problem due to Condition
construction activities.
141. The Developer shall be responsible for watering or PW Prior to Start Standard
other dust-palliative measures to control dust as of Condition
conditions warrant or as directed by the City Construction;
Engineer. Ongoing as
Needed
142. The Developer shall provide the Public Works PW Prior to Standard
Department with a letter from a registered civil Issuance of Condition
engineer or surveyor stating that the building pads Building
have been raded to within 0.1 feet of the rades Permits or
Page 29 of 30
shown on the approved Grading Plans, and that the Acceptance of
top & toe of banks and retaining walls are at the Improvements
locations shown on the approved Grading Plans.
NPDES
143. Prior to any clearing or grading, the Developer shall PW Prior to Start Standard
provide the City evidence that a Notice of Intent (NOI) of Any Condition
has been sent to the California State Water Construction
Resources Control Board per the requirements of the Activities
NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
144. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard
shall identify the Best Management Practices (BMPs) Prepared Prior Condition
appropriate to the project construction activities. The to Approval of
SWPPP shall include the erosion control measures in Improvement
accordance with the regulations outlined in the most Plans;
current version of the ABAG Erosion and Sediment Implementatio
Control Handbook or State Construction Best n Prior to Start
Management Practices Handbook. The Developer is of
responsible for ensuring that all contractors Construction
implement all storm water pollution prevention and Ongoing
measures in the SWPPP. as Needed
PASSED, APPROVED, AND ADOPTED this day of , 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Page 30 of 30
RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A CEQA ADDENDUM AND A
RELATED STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE SCHAEFER
RANCH UNIT 3 AND A PORTION OF UNIT 1 PROJECT
PLPA 2012-00013
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
a General Plan and Amendment to change the land use designation on the 17.30 acre site from
Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single-Family Residential (0.9-6.0
units/acre) and 10.26 acres of Open Space; and
WHEREAS, the application also includes consistent PD-Planned Development rezoning
with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative
Map 8136 to allow development of 19 single-family detached homes. The proposed
development applications are collectively known as the "Project"; and
WHEREAS, the Project site is located in the Western Extended Planning Area at the
westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch
Road; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, development of the Project site was addressed in the 1996 (Schaefer Ranch
Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No.
95033070, the "Schaefer Ranch EIR" or "1996 EIR". The prior reviews are further described in
the draft City Council resolution attached as Exhibit A and incorporated herein by reference;
and
WHEREAS, based on the proposed Single Family Residential and Open Space land use
designations the proposed Project remains less than the number of units initially analyzed in the
Schaefer Ranch EIR: and
WHEREAS, the City prepared an Initial Study to determine if additional review of the
proposed Project was required pursuant to CEQA Guidelines section 15162. Based on the
Initial Study, the City prepared an Addendum dated October 2015 describing the project and
finding that the impacts of the proposed Project have been adequately addressed in the prior
EIR. The Addendum and its supporting Initial Study is attached as Exhibit A; and
WHEREAS, on October 13, 2015, the Planning Commission held a properly noticed
public hearing on the Project, at which time all interested parties had the opportunity to be
heard; and
Page 1 of 3 ATTACHMENT 5
WHEREAS, a Staff Report dated October 13, 2015 and incorporated herein by reference
described and analyzed the Project and related Addendum for the Planning Commission and
recommended adoption of the CEQA Addendum and approval of the Project; and
WHEREAS, the Planning Commission considered the Addendum, as well as the prior
EIR and all above-referenced reports, recommendations, and testimony before making a
recommendation on the Project.
NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission makes the following
findings to support the determination that no further environmental review is required under
CEQA for the proposed project. These findings are based on information contained in the
CEQA Addendum, the prior EIR, the staff report, and all other information contained in the
record before the Planning Commission. These findings constitute a summary of the
information contained in the entire record. The detailed facts to support the findings are set
forth in the CEQA Addendum and related Initial Study, the prior EIR, and elsewhere in the
record. Other facts and information in the record that support each finding that are not included
below are incorporated herein by reference:
1. The proposed Project does not constitute substantial changes to the previous projects
affecting the Project site as addressed in the prior EIR, that will require major revisions to the
prior documents due to new significant environmental effects or a substantial increase in
severity of previously identified significant effects. Based on the Initial Study, all potentially
significant effects of the proposed Project are the same or less than the impacts for project
which were previously addressed. The proposed Project will not result in substantially more
severe significant impacts than those identified in the prior EIR. All previously adopted
mitigation measures from the Schaefer Ranch EIR continue to apply to the proposed Project
and project site as applicable.
2. The Addendum and its related Initial Study did not identify any new significant impacts
of the proposed Project that were not analyzed in the prior EIR.
3. The City is not aware of any new information of substantial importance or substantial
changes in circumstances that would result in new or substantially more severe impacts or meet
any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin
recommends that the City Council adopt the CEQA Addendum and related Initial Study,
attached as Exhibit A (and incorporated herein by reference), pursuant to CEQA Guidelines
Sections 15162 and 15164 for the Schaefer Ranch Unit 3 and a portion of Unit 1 project.
BE IT FURTHER RESOLVED that the Planning Commission City Council of the City of
Dublin recommends that the City Council adopt the Statement of Overriding Considerations
attached as Exhibit B and incorporated herein by reference.
2of3
PASSED, APPROVED AND ADOPTED this 13t" day of October 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Assistant Community Development Director
3 of 3
RESOLUTION NO. XX - 15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A CEQA ADDENDUM AND A RELATED STATEMENT OF OVERRIDING
CONSIDERATIONS FOR THE SCHAEFER RANCH UNIT 3 AND A PORTION OF UNIT 1
PROJECT
PLPA-2012-00013
WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes
to develop 19 develop single family homes and open space on approximately 17.30 acres
known as Schaefer Ranch Unit 3 in the planned community known as Schaefer Ranch. The
proposed development and applications are collectively known as the "Project"; and
WHEREAS, the application includes a General Plan and Amendment to change the land
use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family
Residential (SFR) and 10.26 acres of Open Space (OS); and
WHEREAS, the application also includes consistent PD-Planned Development rezoning
with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative
Map 8136; and
WHEREAS, the Project site is located in the Western Extended Planning Area at
westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin
Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and
WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a
portion of Parcel "Q" of Tract 6765; and
WHEREAS, a portion of Unit 1 located at the end of Ridgeline Place was also included in
the Addendum and is currently designated as Open Space; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, development of the Project site was addressed in a 1996 EIR (Schaefer
Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse
No. 95033070, the "Schaefer Ranch EIR" or "1996 EIR"). The 1996 EIR identified significant
unavoidable impacts that could apply to the Project; therefore, any Project approval must
include a Statement of Overriding Considerations. The prior EIR is further described in the draft
City Council resolution attached as Exhibit A and incorporated herein by reference; and
WHEREAS, based on the proposed Single Family Residential and Open Space land use
designations the proposed Project remains less than the number of units initially analyzed in the
Schaefer Ranch EIR: and
Page 1 of 3 �,:1:iiii3IT A
AT'TACHMEN'T 5
WHEREAS, the City prepared an Initial Study to determine if additional review of the
proposed Project was required pursuant to CEQA Guidelines section 15162. Based on the
Initial Study, the City prepared an Addendum dated October 2015 describing the project and
finding that the impacts of the proposed Project have been adequately addressed in the prior
EIR. The Addendum and its supporting Initial Study is attached as Exhibit A; and
WHEREAS, on October 13, 2015, the Planning Commission adopted Resolution 15-XX
(incorporated herein by reference) recommending that the City Council adopt the CEQA
Addendum for the Project; and
WHEREAS, a Staff Report, dated , 2015 and incorporated herein by reference,
described and analyzed the Project and related Addendum for the City Council and
recommended adoption of the CEQA Addendum and approval of the Project; and
WHEREAS, on , 2015 the City Council held a properly noticed public hearing
on the Project, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the City Council considered the Addendum, as well as the prior EIR and all
above-referenced reports, recommendations, and testimony before taking any action on the
Project.
NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council makes the following findings to
support the determination that no further environmental review is required under CEQA for the
proposed project. These findings are based on information contained in the CEQA Addendum,
the prior EIR, the City Council staff report, and all other information contained in the record
before the City Council. These findings constitute a summary of the information contained in
the entire record. The detailed facts to support the findings are set forth in the CEQA
Addendum and related Initial Study, the prior EIR, and elsewhere in the record. Other facts and
information in the record that support each finding that are not included below are incorporated
herein by reference:
1. The proposed Project does not constitute substantial changes to the previous projects
affecting the Project site as addressed in the prior EIR, that will require major revisions to the
prior documents due to new significant environmental effects or a substantial increase in
severity of previously identified significant effects. Based on the Initial Study, all potentially
significant effects of the proposed Project are the same or less than the impacts for project
which were previously addressed. The proposed Project will not result in substantially more
severe significant impacts than those identified in the prior CEQA documents. All previously
adopted mitigation measures from the Schaefer Ranch EIR continue to apply to the proposed
Project and project site as applicable.
2. The Addendum and its related Initial Study did not identify any new significant impacts
of the proposed Project that were not analyzed in the prior EIR.
3. The City is not aware of any new information of substantial importance or substantial
changes in circumstances that would result in new or substantially more severe impacts or meet
any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3.
2 of 3
BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the
following:
1. No further environmental review under CEQA is required for the proposed Project
because there is no substantial evidence in the record as a whole that any of the standards
under Sections 21166 or 15162/3 are met.
2. The City has properly prepared an Addendum and related Initial Study under
CEQA Guidelines section 15164 to explain its decision not to prepare a subsequent or
Supplemental EIR or conduct further environmental review for the proposed Project.
3. The City Council considered the information in the Addendum and prior EIR before
approving the land use applications for the proposed Project.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the
CEQA Addendum and related Initial Study, attached as Exhibit A (and incorporated herein by
reference), pursuant to CEQA Guidelines Sections 15162 and 15164 for the Schaefer ranch
Unit 3 project.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the
Statement of Overriding Considerations attached as Exhibit B and incorporated herein by
reference.
PASSED, APPROVED AND ADOPTED this day of , 2015 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
3 of 3
CEQA ADDFNDUM FOR SCHAEFER RANCH UNIT 3
October 13,2015
On July 9, 1996, the Dublin City Council adopted Resolution No. 203-08, certifying an
Environmental Impact Report for the Schaefer Ranch Project/Genera] Plan Amendment
("Schaefer Ranch EIR, SCH #95033070). The certified EIR consisted of a Draft EIR and
separate Responses to Comments, both in bound volumes. The Schaefer Ranch EIR evaluated
the potential environmental effects of urbanizing the approximately 500-acre Schaefer Ranch
with a mixture of residential, cammercial, office, parks,public and semi-public and open
space land uses.
This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the Unit
3 portion of Schaefer Ranch, as described below.
Project Description and Prior Approvals
The City of Dublin approved development of portions of the approximately 500-acre Schaefer
Ranch in 1996. The approvals included a General Plan Amcndment,prezoning, annexation to
the City, Zone 7 and DSRSD, detachment from the Hayward Area Recreation and Parks
District, vesting tentative subdivision maps and a development agreement.
Thc Schaefer Ranch is located in the western portion of the City of Dublin and adjacent to the
western City limit of Dublin. More specifically, the Schaefer Ranch is located on thc north
side of the I-580 freeway, at the western terminus of Dublin Boulevard and south and east of
current City of Dublin City limits.
Portions of Unit 3 of Schaefer Ranch included in the application are located at the western
terminus of Dublin Boulevard (Subarea 1) and at the western terminus of Ridgeview Place
(Subarea 2). For the 17.28-acre Subarea 1, the project proposes to resubdivide ll .3 acres
containing 6 estate-residential lots to 19 sinble-family residential lots within the same
development area.
The current application for Subarea 1 includes an amendment to the Dublin General Plan, a
Planned Development rezoning with related Stage 1 and 2 Development Plan, Site
Development Review and a tentative subdivision map . For Subarea 2, the project proposes to
b�iild a single family dwelling on a 1.14-acre site. Applications have not yet been submitted;
however, a General Plan amendment, Planned Development rezoning with related Stage ] and
Stage 2 Development Plan, and Site Development Revicw would be required for the proposed
development.
EXHIBIT A
Schaefer Ranch Unit 3 Page 2
Addendum EIR-City of Dublin
October 2015
Prior CEQA Analyses and Determinations
Schaefer Ranch EIR. The Schaet�er Ranch EIR analyzed the potential effects of future urban
development planned for a then largely undeveloped area west the City of Dublin. Numerous
environmental impacts were identified and numerous mitigations adopted upon approval of
the Schaefer Ranch General Plan General Plan Amendmcnt. For identified impacts that could
not be mitigated to insignificance, the City Council adopted a Statement of Overriding
Considerations. All previously adopted mitibation measures for development of the overall
Schaefer Ranch project that are applicable to the Project and Project site continue to apply to
the currently proposed Project. The Schaeler Ranch EIR is incorporated herein by reference.
Current CEQA Analysis and Determination that an Addendum is Appropriate for this
Project.
Updated Initial Study and Project. The City of Dublin has determined that an Addendum is
the appropriate CEQA review for the proposed Project. Prior to making this determination, the
City reviewed the Schaefer Ranch EIR to determine if any further environmental review is
required for the proposed General Plan Amendment, Planned Development rezoning with
related Stage 1 and Stage 2 Development Plan,Site Development Review and associated
applications for Unit 3 of the Schaefer Ranch.
The Project analyzed in the Initial Study includes re-subdivision of portions of Schaefer
Ranch Tract 6765 to create 13 additional residential lots on Subarea 1 of Unit 3, located
at the western terminus of Dublin Boulevard in the western portion of the Schaefer
Ranch. Dublin Boulevard transitions to Schaefer Ranch, a private street, within the
project area. One other residential lot would also be created at the western terminus of
Ridgeline Place. Land use entitlements include a General Plan Amendment, a Planned
Development rezoning, Site Development Review and Vesting Tentative Tract Maps and
Final Maps for the area locatcd at the terminus of Dublin Boulevard. A future General
Plan Amendment,Planned Development rezoning, Site Development Review and Final
Map would be required for the property located at the western terminus of Ridgelinc
Place.
The City prepared an updated Initial Study dated October 13, 2015, attached and incorporated
herein by reference. Through this Initial Study, the City has determined that no subsequent
EIR, or negative declaration is required for this Project.
No Subsequent Review is Required per CEQA Guidelines Section 15162. CEQA
Guidelines Section 15162 identifies the conditions requiring subsequent environmental
review. After a review of these conditions, the City has determined that no subsequent EIR or
negative declaration is required for this Project. This is based on the following analysis:
cz) Are there substantia! changes to tl2e Project involving new or naore severe signifi�cant
impacts? As documented in the attached Initial Study, there are no substantial changes to
the Project from that analyzed in the 1996 Schaefer Ranch EIR. A slight inerease in the
Schaefer Ranch Unit 3 Page 3
Addendum EIR-City of Dublin
October 2015
number of dwellings are proposed as part of this project, but the total number of dwellings
would be less than the 466 units originally approved for Schaefer Ranch and less than the
474 units analyzed in the 1996 Schaefer Ranch EIR. The Project on the Unit 3 portion of
the Schaefer Ranch would not be a substantial change to the approved Schaefer Ranch
project and no additional or different mitigation measures are required.
This General Plan Amcndment would replace the "Estate Residential" and "Open
Space " land use designation with "Single Family Residential" and"Open Space" on
14.7 acres of land at the western terminus of Dublin Boulevard and an "Open Space"
land use designation with "Single Family R�sidential" on an approximately 1.14-acre
site at thc western terminus of Ridgeline Place.
b) Are there substantial changes in t12e conditions whicll the Project is undertaken involving
new or- more severe significa�zt impacts? There are no substantial changes in the conditions
assumed in thc Schaefer Ranch EIR.This is documented in the attached Initial Study
prepared for this Project dated October 13, 2015.
c) Is there new information of substa�itial importarice, which was not known a.nct could not
have been known at tlie time of the previous EIR that shows the Project will J2ave a
significant effect not addressed in t{ze previous EIR; or previous effects are rnore severe;
or,pr-eviously infeasible mitigatio�ti �neasures are now feasible but the applicant declined
to adopt them; or mitigation measures considerably differentfrom those in the previous
EIR would substantially reditce sig�ii ficant effects bitit the applicant declines to adopt
t{iem? There is no new information showing a new or mare sevcre significant effect. As
documented in the attached Initial Study, no new or different mitigation measures are
reyuired. All previously adopted mitigations continue to apply to the Project,except as
noted in thc Initial Study.
d) If no sc�bseguent EIR-level review is reqatired, should a sa�bsequent negative c�eclaration
be prepared? No subsequent negative dcclaration or mitigated negative declaration is
required because there are no impacts, significant or otherwise, of the Project beyond
those idcntified in the Schaefer Ranch EIR.
Conclusion. This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based
on the attached Initial Study dated October 3,2015. The Addendum and Initial Study review
the proposed redesignation of land uses and development as discussed above. Through the
adoption of this Addendum and related Initial Study, the City determines that the above minor
changes in land uses do not require a subsequent EIR or negative declaration under CEQA
Guidelines Section 15162. The City further dctermines that the Schaefer Ranch EIR,
adequately addresses the potential environmental impacts of the proposed Project.
As provided in Section 15164 of the Guidelines, the Addendum need not be circulated for
public review, but shall be considered with the prior certified EIR before making a decision
on this project.
Schaefer Ranch Unit 3 Page 4
Addendum EIR-City of Dublin
October 2015
The Initial Study, Schaefer Ranch EIR and all resolutions cited above are incorporated herein
by i-eference and arc available for public review during normal business hours in the
Community Development Departmcnt, Dublin City Hall, 100 Civic Plaza, Dublin CA
SCHAEFER RANCH
UNIT 3
INITIAL ST UDYI
CEQA ADDEND UM
Lead Agency:
City of Dublin
Prepared By:
Jerry Haag, Urban Planner
October 2015
Table of Contents
Introduction ...................................................................................................................2
Applicant........................................................................................................................2
ProjectLocation and Context ......................................................................................2
ProjectDescription........................................................................................................3
Environmental Factors Potentially Affected.............................................................15
Evaluation of Environmental Impacts .......................................................................17
EarlierAnalysis .............................................................................................................29
Attachment to Initial Study .........................................................................................31
1. Aesthetics ...............................................................................................31
2. Agricultural Resources.........................................................................33
3. Air Quality .............................................................................................34
4. Biological Resources .............................................................................37
5. Cultural Resources................................................................................39
6. Geology and Soils .................................................................................40
7. Greenhouse Gas Emissions..................................................................43
8. Hazards and Hazardous Materials ....................................................43
9. Hydrology and Water Quality............................................................45
10. Land Use and Planning........................................................................49
11. Mineral Resources.................................................................................49
12. Noise .......................................................................................................50
13. Population and Housing......................................................................52
14. Public Services .......................................................................................53
15. Recreation...............................................................................................57
16. Transportation/Traffic.........................................................................58
17. Utilities and Service Systems...............................................................62
18. Mandatory Findings of Significance ..................................................64
InitialStudy Preparers .................................................................................................65
Agencies and Organizations Consulted ....................................................................65
References ......................................................................................................................65
Introduction
This Initial Study has been prepared in accord with the provisions of the California
Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin
Environnlental Guidelines. T11e Initial Study assesses the potential environmental
impacts of implementing the proposed project described below.
The Initial Study consists of a completed environmental checklist and a brief
explanation of the environinental topics addressed in the checklist. The proposed
project is a modification of a project already approved by the City-the Schaefer Ranch
project. The impacts of the Schaefer Ranch project were analyzed in an environmental
impact report that was certified by the City in 1996 (Schaefer Ranch Project/General
Plan Amendment Envirorunental Impact Report, State Clearinghouse No. 95033070 (the
"Schaefer Ranch EIR" or "1996 EIR").
For the potentially significant impacts identified in the Schaefer Ranc11 EIR that apply to
tl�e proposed project, the adopted mitigation measures also apply and are incorporated
into this Initial Study by reference.
Applicant
Schaefer Ranch Holdings, LLC
4061 Port Chicago Highway, Suite H
Concord CA 94520
Attn: Doug Chen, RCE, LS
(925) 803- 2617
Project Location and Context
The project analyzed in this document is a portion of the larger Schaefer Ranch
development project, identified as Unit 3 of Schaefer Ranch. The overall Schaefer Ranch
development contains approximately 500 acres of land located in the western portion of
the City of Dublin and adjacent to the western boundary of the City Dublin. More
specifically, Schaefer Ranch is located on the north side of the I-580 freeway, at the
western terminus of Dublin Boulevard.
Exhibit 1 depicts the regional setting of Dublin. Exhibit 2 shows the location of the
Schaefer Ranch in context with the City of Dublin and the nearby I-580 freeway.
This Initial Study analyzes proposed land use changes that would affect two small sites
comprising Schaefer Ranch Unit 3. One portion of the project (Subarea 1) is 17.30 acres
of land along Schaefer Way, located west of the current cul-de-sc terminus of Dublin
Boulevard. A second portion of the project (Subarea 2) involves a 1.14-acre parcel of
land located at the western cul-de-sac terminus of Ridgeline Place. For the purposes of
this Initial Study, these two Subareas are identified as the "project" or the "project site."
The two component areas of the project site are shown on Exhibit 3. This exhibit
identifies Subareas 1 and 2, described more fully below.
City of Dublin Page 2
Initial Study/Schaefer Ranch Unit 3 October 2015
Existing land uses adjacent to the overall Schaefer Ranch include vacant lands to the
north and west (within the unincorporated portion of Alameda CoLU1ty), vacant lands
and residential uses to the east and the I-580 freeway to t11e south. Properties south of I-
580 include the Rowell Ranch rodeo and equestrian facility and vacant lands within the
unincorporated portion of Alameda County.
Project Description
Back�round. The Schaefer Ranch General Plan Amendment and prezoning was
approved by the City of Dublin in 1996. Subsequently, the Ranch was annexed into the
City of Dublin and Dublin San Ramon Services District. A vesting tentative subdivision
map for the entire Schaefer Ranch property and a development agreement were
approved by the City of Dublin in 1998.
1996 Project EIR. An Environmental Iznpact Report (EIR) was certified by d1e City of
Dublin in 1996 for the whole of t11e proposed Schaefer Ranch development. The project
analyzed in the 1996 Schaefer Ranch EIR included the following land uses and related
features:
• A total of 474 residences, including a mix of estate residences, singe family
detached dwellings and attached residential dwellings;
• Retail and office uses, including a 9.2-acre neighborhood-serving retail and office
center on the corner of Dublin Boulevard and Schaefer Ranch Road and a second,
smaller 1.5-acre retail and office parcel adjacent to I-580;
• Public and semi-public uses including a recycled water reservoir, a water
storage tank and street rights-of-way;
• Parks and recreation uses consisting of approximately 162 acres of land that
includes dedication to the East Bay Regional Park District trail, trail head
facilities and related improvements. A private homeowners' association
recreation facility was also approved; and
• Approximately 89 acres of the Schaefer Ranch devoted to other non-buildable
open spaces, including but not limited to wildlife habitat areas, drainage
retention areas and a reconstructed creek corridor.
Primary access is provided by the westerly extension of Dublin Boulevard and the
construction of Schaefer Ranch Road, a north south arterial roadway that crosses under
the I-580 freeway to connect to Dublin Canyon Road south of the freeway.
A Vesting Tentative Subdivision Map (Tract 6765) was subsequently approved by the
City of Dublin for 466 total lots on the Schaefer Ranch. The original approval also
included extensive grading and re-contouring of the site and extension of utilities and
services to support proposed uses.
Significant portions of the Schaefer Ranch development have since been constructed. To
date, the project developer has re-graded the Schaefer Ranch property, re-subdivided
portions of the overall property into 3021ots and, extended Dublin Boulevard,
constructed Schaefer Ranch Road, dedicated trails to the East Bay Regional Park
City of Dublin Page 3
Initial Study/Schaefer Ranch Unit 3 October 2015
District, constructed a water storage tank and storinwater retention basins and
completed znajor water and sewer lines.
2008 EIR Addendum. In 2008, the City approved an Addenduin to the 1996 EIR for
properties in Unit 2 of the Schaefer Ranch that included a General Plan Amendinent, a
vesting tentative subdivision map, a Planned Development rezoning with a Stage 2
Development Plan and a Development Agreement to delete the approved
approximately 5.69-acre retail commercial site on the southwest corner of Dublin
Boulevard and Schaefer Ranch Road, 12 estate lots and 24 single-family lots on the
south side of Dublin Boulevard and generally west of the retail commercial site. These
uses were replaced with up to 140 single-family detached lots.
The 2008 Addendum was approved by Dublin City Council Resolution No. 203-08,
approved on November 4, 2GG8. The 2008 Addendum did not affect current or pro�osed
land uses on the project site.
Current develo�ment a��lication. The proposed project includes two separate
properties on the Schaefer Ranch property. These are identified as Subareas 1 and 2 on
Exhibit 3.
a) Subarea 1. The first portion of the project would include re-subdivision of
portions of six (6) existing Estate Residential lots on 7.04 acres of the 17.30 acres
of land located along the north and south sides of Schaefer Way at the western
terminus of Dublin Boulevard. The Vesting Tentative Subdivision Map is lcnown
as VTM 8136. Approval of the proposed project would result in the creation of
nineteen (19) single-family residential lots (a net gain of 13 lots). Proposed lots
would range in size from approximately 7007 gross square feet to approximately
28,644 gross square feet. One primary dwelling unit would be allowed per
residential lot. Exhibit 4 shows the proposed Vesting Tentative Subdivision Map.
b) Subarea 2. A second part of the project would include creation of a new 1.14-acre
residential lot at the terminus of Ridgeline Place and construction of a single-
fainily dwelling on the lot (see Exhibit 5). Approval of a dwelling on this site
would require approval of a General Plan Amendment, a Planned Development
rezoning, a Site Development Permit and recordation of a Final Subdivision Map
to create this lot.
The required actions to approve the proposed project would include amending the
Dublin General Plan and approval of a Planned Development rezoning �Nith related
Stage 1 and Stage 2 Development Plan for Subarea 1. Additionally, new Tentative
Subdivision Maps would be needed for Subarea 1. Future approvals of a General Plan
Amendinent, a Planned Development rezone, a Site Development Review Permit and
other actions would be required to allow construction of a dwelling on Subarea 2.
If approved, the build-out number of lots on the entire Schaefer Ranch would increase
by a total of 141ots, which includes proposed development on Subareas 1 and 2. The
total unit count would increase to 420 dwellings which is less than originally approved
and fewer dwellings analyzed in the 1996 EIR, which was 474 residential lots and 10.7
City of Dublin Page 4
Initial Study/Schaefer Ranch Unit 3 October 2015
acres (gross) of coinznercial uses. The commercial use designation has been since
deleted.
Access and Circulation. No changes are proposed to the currently approved and
constructed roadway system. Both Schaefer Way (a private road) and Ridgeline Place (a
public road) are built and operational.
As part of this application, the applicant is requesting relief from the provisions of
Mitigation Measure 4.G.1 that require fair share payment towards a future traffic signal
(EIR pp. 4-15, 4-22). The traffic signal requirement was based on projected signal
warrants for near term and cumulative 2010 build-out traffic; however, circumstances
have changed since the prior EIR in that build-out traffic levels do not meet signal
warrants. By email dated October 16, 2014, the County Public Works Agency stated the
developer no longer needs to make the fair share payment so Iong as the developer
installed certain improvements, which the developer has agreed to do. Based on the
changed circumstances in which a traffic signal is no longer warranted for cum�.ilative
traffic, deletion of the fair share payment obligation would not result in new or inore
severe significant impacts at the intersection beyond those identified in the 1996 EIR.
Gradin . All Subareas have been mass graded pursuant to a grading permit issued by
the City of Dublin. Additional minor grading may be needed in order to create future
house pads, access roads and easements. Trenching and excavation would also be
required for underground utilities.
Infrastructure. As identified in the Schaefer Ranch EIR, the project developer would
provide a range of underground utilities to serve the proposed dwellings, including
potable, wastewater, telecommunication, natural gas and electrical service. These
facilities have been provided.
Re�uested land use a��rovals. As described above, a number of land use entitlements
and approvals are required by the City of Dublin to construct land uses proposed as
part of this project. Applications for development of Subarea 1 have been submitted;
applications for development of Subarea 2 would be submitted in the future, but the
proposed development is assumed for purposes of this Initial Study. These
entitlements and approvals are described in more detail below.
Ge�2eral Plan A»ierid�fierit: Existing General Plan laild use designations on Subarea 1
have been requested to change from "Estate Residential" and "Open Space" to a
combination of "Single Family Residential" and "Open Space." The General Plan is
also proposed to be changed in the future from "Open Space" to "Single Family
Residential" for Subarea 2. Exhibit 6 shows existing and proposed General Plan land
use designations for these subareas.
Plari�ied Develop»ierit Rezojiing witl7 related Stage 1 a�id Stage 2 Developme��it Pla�2. A
Stage 1 and 2 Rezoning and Development Plan is proposed for Subarea 1. A future
Planned Development rezoning would be required for Subarea 2
City of Dublin Page 5
Initial Study/Schaefer Ranch Unit 3 October 2015
� Site Develop��ze�2t Review. An application for a Site Development Review perinit has
been filed for Subarea 1 to approve building architecture, materials, colors,
landscaping, fencing and other design issues. Site Development Review approval is
also required for the proposed future dwelling on Subarea 2.
Tentative subdivision �riaps. Subdivision maps must be approved by the City of Dublin
to create individual building lots on the two project areas.
City of Dublin Page 6
Initial Study/Schaefer Ranch Unit 3 October 2015
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SOURCE:Isakson&Assoc. Inc., 8-7-2072.
Exhibit 5
CITY OF DUBLIN PROPOSED FINAL MAP
SCHAEFER RANCH PROJECT (Subarea 2)
CEQAADDENDUM
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1. Project description: Res�.ibdivision of portions of Schaefer Ranch Tract
6765 to create 13 additional residential lots on Subarea
1 of Unit 3. One otller residential lot would also be
created (Subarea 2). Land use entitlements applicable
to Subarea 1 include a General Plan Amendment, a
Planned Development rezoning, Site Development
Review and Vesting Tentative Tract Maps and Final
Maps. A future General Plan Amendment, Planned
Development rezoning, Site Development Review
and Final Map would be required for Subarea 2.
2. Lead agency: City of Dublin
Community Development Department
100 Civic Plaza
Dublin CA 94568
3. Contact person: Michael Porto
Consulting Planner
(925) 833 6610
4. Project locations: Subarea 1: Along Schaefer Way, west of the cul-de-sac
terminus of Dublin Boulevard; Subarea 2: terminus of
Ridgeline Place
5. Project sponsor: Schaefer Ranch Holdings, LLC, attn: Doug Chen
6. General Plan designations: Existi�lg: Estate Residential (0.01-0.8 du./ac.) & Open
Space (Subarea 1 only)
Open Space (Subareas 2)
Proposed: Single Family Residential (0.9-6.0 dt1./ac.) &
Open Space (Subarea 1)
Single Family Residential (0.9-6.0 du./ac.) (Subarea 2)
7. Zoning: Existin�: PD-Planned Development- Estate Residential
& Open Space (Subarea 1); PD-Open Space (Subarea
2)
Proposed: PD-Planned Development
8. Public agency required approvals:
• Approval of Amendment to the General Plan (City of Dublin)
• Approval of PD-Planned Development rezoning with related Stage 1
& Stage 2 Development Plan (City of Dublin)
• Approval of Site Development Review (City of Dublin)
• Approval of Tentative and Final Subdivision Maps (City of Dublin)
� Approval of water and sewer connections (DSRSD)
• Approval of building permits (City of Dublin)
City of Dublin Page 13
Initial Study/Schaefer Ranch Unit 3 October 2015
• Approval of a Grading Permit (City of Dublin)
City of Dublin Page 14
Initial Study/Schaefer Ranch Unit 3 October 2015
Environinental 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.
- Aesthetics - Agricultural - Air Quality/
Resources Greenhouse Gas
Emissions
- Biological - Cultural Resources - Geology/Soils
Resources
- Hazards and - Hydrology/Water - Land Use/
Hazardous Quality Planning
Materials
- Mineral Resources - Noise - Population/
Housin
- Public Services - Recreation - Transportation/
Circulation
- Utilities/Service - Mandatory
Systems Findings of
� Si nificance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
_I find that the proposed Project could not have a significant effect on the
environment and a Negative Declaration will be prepared.
_I find that the proposed Project could not have a significant effect on the
environznent and a Addendum will be prepared.
_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 although the proposed Project may have a potentially significant effect, or
a potentially significant effect unless mitigated, 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 the attached sheets. A focused Supplemental Environmental
Impact Report is required, but it must only analyze the effects that remain to be
addressed.
X 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
City of Dublin Page 15
Initial Study/Schaefer Ranch Unit 3 October 2015
applicable standards; and (b) have been avoided or mitigated pursuant to that earlier
EIR, including revisions or mitigation measures that are imposed on the proposed
Project. An Addendum to the 1996 Schaefer Ranch Environmental Iinpact Report will
be prepared.
/ �
Signature: �'� ��'��� � � Date: �°( Z ���
Printed Name: ��v�! �vv-!� � For: � uf ��lL-
��
City of Dublin Page 16
Initial Study/Schaefer Ranch Unit 3 October 2015
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
parenthesis 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 factors (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 as on-site, cumulative as well as project-level, indirect as well as direct, and
construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur,
then the checklist answers inust indicate whether the impact is potentially
significant, less-than-significant with mitigation, or less-than-significant.
"Potentially Significant Impact" is appropriate if there is substantial evidence that
an effect may be significant. If there are one or more "Potentially Significant
Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less-than-Significant With Mitigation Incorporated"
applies where the incorporation of mitigation measures has reduced an effect from
"Potentially Significant Impact" to a "Less-than-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 17,
"Earlier Analysis," as described in (5) below, 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). In this case, a brief discussion
should identify the following:
a) Earlier Analysis Used. Identity 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 "No New Impact," describe the
mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for
the project.
City of Dublin Page 17
Initial Study/Schaefer Ranch Unit 3 October 2015
6) Lead Agencies are encouraged to incorporate into the checklist references to
iilfornlation sources for potential impacts (e.g. general plans, zoning ordinances,
etc.). Reference to a previously prepared or outside document should, where
appropriate, include a reference to the page or pages where the statement is
substantiated.
7) Supporting Information Sources: A source list should be attached and other
sources used or individuals contacted should be cited in the discussion.
8) This is a suggested form and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist
that are relevant to a project's environmental effects in whatever format is selected.
9) The explanation of each agency should identify the significance criteria or
threshold, if any, used to evaluate each question and the mitigation measures
identified, if any, to reduce the impact to a less than significant level.
City of Dublin Page 18
Initial Study/Schaefer Ranch Unit 3 October 2015
Envirol7mental Impacts (Note: Source of determination listed in parenthesis. See listing of
sources at end of checklist used to determine each potential impact).
Note: A full discussion of each item is found Potentially Less Than Less than No Impact/
follOwillg the cheCklist. Significant Significant Significant No Ne�v
Impact With Impact Impact
Mitigation
1. Aesthetics. Would tlze project:
a) Have a substantial adverse impact on a sceilic X
vi sta?
b) Substantially damage scenic resources,
including but not IiinitPd to trees, rock X
outcroppings and historic buildings within a
state scenic highway? (Source: 1, 3)
c) Substantially degrade the existing visual
character or quality of tl�e site and its X
surroundings? (Source: 3)
d) Create a new source of substantial light or
glare, which would adversely affect day o X
►Iighttime views in the ai-ea? (Source: 3)
2. Agricultural Resources. Wocr�ld the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance,as show
on the maps prepared pursuant to the X
Fai-mland Mapping and Monitoring Program
of the California Resources Agency,to a
non-agricultural use? (Source: 1 , 3)
b) Conflict with existing zoning for agriculture
use or a Williamson Act contract? (1) X
c) Conflict with existing zoning for, or cause
rezoning of forestland (as defined by PRC
Sec. 12220(�), timberland (as defined in X
PRC Sec. 4526), or timberland zoned
Timberland Production (as defined in PRC
Sec. 51104 (g)? (Source: 1 , 3)
d) Result in the loss of forest land or conversion
of forest land to non-forest use? (1, 3) X
e) Involve other changes in the existin�
environment that, due to their location or
nature, could result in conversion of X
farmland to a non-agricultural use or
conversion of forestland to a non-forest
use? (Source: 1, 3)
City of Dublin Page 19
Initial Study/Schaefer Ranch Unit 3 October 2015
-�
Potentially Less Th�n j Less than No Impact/
Significant Sig»ifica»t Si�nificant No New
Impact With I�npact Impact
Mitigation
3. Air Quality (Where avail�ble,the sigi�ificance
criteria established by the applicable air
quality management district may be relied
on to make tl�e following determinations).
Wocrld tlie project:
a) Conflict with or obstruct implementation of
the applicable air qualiry plan? (Source: 1, 5) X
b) Violate �ny air quality stai�dard or contribute
substantially to an existing or projected air X
quality violation? (Source: 1,4)
c) Result in a cumulatively considerable net
increase of any ci-iteria pollutant for which
the project region is non-attainment under an X
applicable federal or state ambient air
quality standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors? (l,4)
d) Expose sensitive i°eceptoi-s to substantial X
pollutant concentrations? (3)
e) Create objectionable odors affecting a X
substantial number of people? (3)
4. Biological Resources. Would the project
a) Have a substantial adverse effect, either
directly through habitat modifications, on
any species identified as a candidate, X
sensitive or special status species in local or
regional plans, policies or regulations, or by
the California Department of Fish and Game
or the U.S. Fish and Wildlife Service? (1,3)
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional X
plans, policies or regulations or by the
California Department of Fish and Game or
the U.S. Fish and Wildlife Service? (1, 3)
c) Have a substantial adverse impact on
federally protected wetlands as defined by
Section 404 of the Clean Water Act X
(including but not limited to marsh, vernal
pool,coastal, etc.) through direct removal,
filling, hydrological intei-l-uption or other
means? (1,2, 3)
City of Dublin Page 20
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less Than Less than No Impact/
Significant Significant Si;nificant No Ne�v
Impact WiCh Iinpact Impact
Mitigation
d) Interfere substantially with the movement of
any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors or X
impede the use of native wildlife nursery
sites? (3)
e) Conflict with any local policies or ordinances �
protecting biological resources, such as a
tree preservation policy or ordinance? (4)
� Conflict with the provision of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan or other X
approved local, regional or state habitat
conservation plan? (Source: 4)
5. Cultural Resources. Would the project
a) Cause a substantial adverse impact in the
significance of a historical resource as X
defined in Sec. 15064.5? (Source: 1)
b) Cause a substantial adverse change in the
significance of an archeological resource X
pursuant to Sec. 15064.5? (Source: 1)
c) Directly or i�ldirectly destroy a unique
paleontological i�esource or unique geologic X
feature? (Source: 1)
d) Distui-b any human remains, including those
interred outside of a formal cemetery? (1) X
6. Geology and Soils. Would tlze project
a) Expose people or structures to poteiztial
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Fault Zoning Map issued by the State X
Geologist or based on other known evidence
of a known fault? (Source: 1,4)
ii) Strong seismic ground shaking? (1,4) x
iii) Seismic-related ground failure,including X
liquefaction? (Source: l,4)
iv) Landslides? (Source: 1,4) X
b) Result in substantial soil erosion or the loss of X
topsoil? (Source: l,4)
City of Dublin Page 21
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less Tl��n Less than No Impact/
Significant Si�nificant Significant No Ne�v
Impact With lmpact Impact
Mitigation
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in X
on- and off-site landslide, lateral spreading,
subsidence, liquefaction or collapse? (4)
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code X
(1994), creating substantial risks to life or
property? (Source: 4)
e) Have soils capable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systeins where sewers X
are not available for wastewater disposal?
(4)
7. Greenhouse Gas Emissions. Would tlze
project:
a) Generate greenhouse gas emissions, either
directly or indirectly,that may have a X
significant impact on the environment? (4)
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of X
reducing the emissions of greenhouse gases?
8. Hazards and Hazardous Materials. Would
tl7�e project:
a) Create a significant hazard to the public or the
environment through the routine transport, X
use or disposal of hazardous materials? (l,
3)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the X
release of hazardous into the environment?
(3)
c) Emit hazardous emissions or handle
hazardous materials, substances, or waste X
within one-quarter mile of an existing or
proposed school? (Source: 1, 3)
City of Dublin Page 22
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less T11an Less than No Impact/
Significant Significant Significant No Ne���
Impact With Impact Impact
Miti;ation
d) Be located on a site which is included on a
list of hazardous materials sites complied
pursuant to Government Code Sec. 65962.5 X
and, as a result, would it create a significant
hazard to the public or the environment? (4)
e) For a project located within an airport land
use plan or, where such plan has not been
adopted, within 2 miles of a public airpart or X
public use airport, would the project result in
a safety hazard for people residing or
working in the project area? (Source: 4)
f) For a project witllin the vicinity of private
airstrip, would the project result in a safety
hazard for people residing or working in the X
project area? (Source: 4)
g) Impair implementation of or physically
interfere with the adopted emerge»cy
response plan or emer�ency evacuation X
plan? (Source: 1,4)
h) Expose people or structures to a significant
i-isk of loss, injuiy or death involving
wildland fires, including where wildlands X
are adjacent to urbanized areas or where
residences are intermixed with wildlands?
(2, 3)
9. Hydrology and Water Quality. Would tlie
project:
a) Violate any water quality standards or waste x
discharge requirements? (Source: 1,2)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering of the X
local groundwater table level (e.g. the
production rate of existing nearby wells
would drop to a level which would not
support existing land uses or planned uses
for which peimits have been granted)?
(Source: 1,2)
City of Dublin Page 23
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less Th�n Less than No Impact/
Significant Significant Significant No Ne���
Impact With Impact Impact
Mitigation
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or X
river, in a manner which would result in
substantial erosion or siltation on- or off-
site? (Source: 1,2)
d) Substantially alter the existing drainage
pattern of the site or areas, including through
the alteration of a course or stream or river, X
or substantially increase the rate or amount
of surface runoff in a manner which would
result in flooding on- or off-site? (Source: l,
2)
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or X
provide substantial additional sources of
polluted runoff? (Source: 1, 2)
� Otherwise substantially degrade water X
quality? (Source: 1,2)
g) Place l�ousing within a 100-year flood hazard
area as mapped on a Flood Hazard Boundary
or Flood Insurance Rate Map or other flood X
delineation map? (Source: 1,4)
h) Place within a 100-year flood hazard area
structures which impede or i•edirect flood X
flows? (Source: 1,4)
i) Expose people or structures to a significant
risk of loss, injury, and death involving X
flooding, including flooding as a result of
the failui�e of a levee or dam? (Source: 1, 2)
j) Inundation by seiche,tsunami or mudflow? X
10. Land Use and Planning. Would tlie project:
a) Physically divide an established community?
(Source: l, 3) X
City of Dublin Page 24
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less T11an Less than No Impact/
Significant Significai�t Sigilificant No New '
Impact With Impact � linpact
Mitigation
b) Conflict with any app(icable land use plan, �
policy, or regulation of an agency with �
jui-isdiction over the project (including but X
not limited to the general plan, specific plan,
or zoning ordinance) adopted for the purpose
of avoiding or mitigating an environmental
effect? (Soui•ce: 1,2,4)
c) Conflict with ai�y applicable habitat
conservation plan or natural commw�ity X
conservation plan? (Source: 1,2,4)
11. Mineral Resources. Would tlze project
a) Result in the loss of availability of a known
mineral resource that would be of value to X
the region and the residents of the state? (1)
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific X
plan or other land use plan? (Source: 1)
12. Noise. Would the proposal result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in X
the �eneral plan or noise ordinance, or
applicable standards of other agencies? (1,3)
b) Exposure of persons or to �eneration of
excessive groundborne vibration or X
groundborne noise levels? (Source: 1,3)
c) A substantial permanent increase in ambient
noise levels in the project vicinity above X
existing levels without the project? (1)
d) A substantial temporaiy or periodic increase
in ambient noise levels in the project vicinity
above levels without the project? (1) X
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport X
or public use airport, would the project
expose people residing or working n the
project area to excessive noise levels? (4)
City of Dublin Page 25
Initial Study/Schaefer Ranch Unit 3 October 2015
� Potentially Less'Thai� Less [l1a❑ No Impact/
� Significant Significant Signi�ficant No Ne��v
Impact With Im�act Impact
Mitigation
f) For a project within the vicinity of a private
airstrip, would the project expose people ( X
residing or working in the project area to
excessive noise levels? (4)
13. Population and Housing. Would the project �
a) Induce substantial population growth in an
area,either directly or indirectly (for X
example,tllrough extension of roads or other
infrastructure)? (1, 3)
b) Displace substantial numbers of existing
housing, necessitating the construction of X
replacement housing elsewhere? (1, 3)
c) Displace substantial numbers of people,
necessitating the replacement of housing X
elsewhere? (Source: 1, 3)
14. Public Services. Would tlze proposal:
a) Would the project result in substantial adverse
physical impacts associated with the
provision of new or physically altered
�overnmental facilities,the construction of
which could cause significant environmei�tal
impacts, in order to maintain acceptable
service ratios, response times or other
perfoi-mance objectives foc any of the public
services? (Source: 1,2)
Fire protection? X
Police protection? X
Schools? X
Parks? X
Other public facilities X
15. Recreation:
a) Would the project increase the use of existing
neighborhood or regional parks or other
recreational facilities such that substantial X
physical deterioration of the facility would
occur or be accelerated? (Source: 1, 2)
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an X
adverse physical effect on the environment?
(Source: 1,2)
City of Dublin Page 26
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less Than Less than No Impact/
Significant Significant Significant No Ne�v
Imp�ct With Impact Impact
� Mitigation
16. Transportation and Traffic. Would the
project:
a) Conflict with an applicable plan, ordinance
or policy establishing measures of
effectiveness for the performance of the X
circulation system, taking into account all
modes of transportation, including mass
transit and all non-motorized ti-avel and
relevant components of the circulation
system, including but not limited to
intersections, streets, highways and
freeways, pedestrian and bicycle paths and
mass transit? (Source: 1, 2)
b) Conflict with an applicable congestion
management program, including but not
limited to, level of service and travel X
demand measures, ot• other standards
established by the county congestion
management agency for designated roads or
highways?_(Source: 1,2)
c) Result ii1 a change in air tT-affic patterns,
including either an increase ii� traffic levels X
or a change in location that i�esults in
substantial safety risks? (Source: 1,4)
d) Substantially increase hazards due to a design
feature (e.g. sharp curves or dangerous X
intersections) or incompatible uses, such as
farm equip�nent? (Source: 2)
e) Result i�i inadequate emergency access? (2) X
� Conflict with adopted policies, plans or
programs regarding public transit, bicycle or
pedestrian facilities or otherwise decrease the X
performance of safety of such facilities? (1)
17. Utilities and Service Systems. Would tlie
project
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality X
Control Board? (Source: 2)
City of Dublin Page 27
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less Than Less than No Lnpact/
Significant Si�nific�nt Significant No New
Impact With Impact Impact
Mitigation
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities,the X
construction of which could cause
significant environmental effects? (2)
c) Require or result in the construction of new
storm water drainage facilities or expansion
of existing facilities,the construction of X
which could cause significant environmental
effects? (2)
d) Have sufficient water supplies available to
serve the project fi�om existing water X
entitlements and resources, or are new or
expanded entitlements needed? (2)
e) Result in a determination by the wastewater
treatment provider which serves or may
serve the project that it has adequate X
capacity to serve the project's projected
demand in addition to the providers existing
commitments? (Source: 2)
f) Be served by a landfill with sufficient
peimitted capacity to accommodate the X
project's solid waste disposal needs?
g) Comply with federal, state and local statutes X
and regulations related to solid waste? (2)
18. Mandatory Findings of Significance.
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 wildlife population to
di-op below self-sustaining levels,threaten to X
eliminate a plant or animal community,
reduce the number of or restrict the range of
a rare or endangered plant or anima] or
eliminate important examples of the major
periods of California history or prehistory?
City of Dublin Page 28
Initial Study/Schaefer Ranch Unit 3 October 2015
Potentially Less Than Less than i No ImpacU
Significant Si�nificant Significant No Ne�v i
Impact With Impact Impact
Miti�ation
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable° X
means that the incremental effects of a
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).
c) Does the project have environmei�tal effects
which will cause substantial adverse effects X
on human beings, either directly or
indirectly?
Sources used to determine pote�ltial environmental impacts
1. Schaefer Ranch Final EIR
2. Discussion with City staff or service provider
3. Site Visit
4. Other Source
XVII. Earlier Analyses
a) Earlier analyses used. Identify earlier analyses and state where they are available for
review.
The following EIR was used in the preparation of this Initial Study: "Final
Environmental Impact Report for Schaefer Ranch Project/General Plan Ainendment"
WPM Planning Team, April 1996, SCH #95033070.
Portions of the environmental setting, project impacts and mitigation measures for this
Initial Study refer to environmental information contained in the certified Schaefer
Ranch EIR which was prepared for the Schaefer Ranch Project of which the proposed
project is a part. The Schaefer Ranch EIR contains mitigation measures which apply to
this project. Specific mitigation measures identified in the Schaefer Ranch EIR for
potential impacts are referenced in the text of this Initial Study.
The Schaefer Ranch EIR is hereby incorporated by reference into this Initial Study
pursuant to the standards in CEQA Guideline Section 15150. A copy of this EIR is
available to the public for review at the Dublin Planning Division, 100 Civic Plaza,
Dublin CA during normal business hours.
City of Dublin Page 29
Initial Study/Schaefer Ranch Unit 3 October 2015
Pursuant to CEQA Guidelines Section 15162 and 15163, t11is Initial Study is intended to
identify the potential for any ne�N or substantially increased significant impacts of the
project which were not evaluated in the Schaefer Ranch EIR and which would require
additioilal environmental review.
City of Dublin Page 30
Initial Study/Schaefer Ranch Unit 3 October 2015
Attachment to Initial Study
Discussion of Checklist
1. Aesthetics
Environmental Settin�
The overall Schaefer Ranch site contains a mix of rugged ridges and canyons,
woodland, open grasslands and rock outcroppings. Pursuant to previous approvals
granted by the City of Dublin, portions of the overall Schaefer Ranch property have
been graded and recontoured to accommodate residential development allowed
pursuant to the Dublin General Plan, zoi�ing and other land use entitlements.
Although a substantial portion of the Schaefer Ranch property has been graded, other
portions have either been preserved as permanent open space or open space preserves
have been created on the site to replace special-status species habitat that has been
impacted.
No trees, rock outcroppings or other natural features exist on any of t11e subareas.
Subarea 2 provides views of undeveloped hillsides within the unincorporated portions
of Alameda County west of Schaefer Ranch from the terminus of Ridgeline Place.
Nearby scenic highways include the I-580 freeway immediately south of Schaefer
Ranch.
Several light sources exist within the project area due to the presence of streetlights and
building lights, although no light sources are located on any of the two Subareas.
Schaefer Ranch EIR
The Schaefer Ranch EIR identifies significant impacts and mitigation measures to
reduce anticipated visual resource impacts to a less-than-significant level. Applicable
iznpacts and mitigation measures include:
• Impact 5A identified a significant impact with regard to alteration of the site
character. This impact noted extensive landform alteration on the Ranch,
including ridgeline removal, filling of canyons and creation of an urban
landscape. Mitigation Measure 5A.1 requires approval of a subsequent grading
plan for the property that relies on inatching natural contours to the extent
feasible, limitations on the extent of grading and preservation of existing trees.
Mitigation measure 5.A.2 requires approval of a master landscape plan for each
phase of the project, �Nith special provisions for visually sensitive areas, use of
appropriate plant materials adjacent to natural open space areas, use of plants to
screen buildings and development of a long-term landscape maintenance
program.
• Impact 5B noted a significant impact of proposed project construction on the
Rowell Ranch Rodeo Park and I-580 freeway south of the site. Development of
the project site would change the visual character from both of these viewpoints.
Mitigation Measure 5.B.1 requires planting of landscaping, placement of berms
City of Dublin Page 31
Initial Study/Schaefer Ranch Unit 3 October 2015
and use of setbacks to substantially reduce the impact of the project from the I-
580 freevvay and the Rowell Ranch facility. Mitigation Measure 5.B.2 requires
that future site grading be accomplished to reduce visual iinpacts. Mitigation
Measure 5.B.3 requires the issuance of a conditional use permit by the City for
the commercial component of the project to ensure that future structures are
screened from view and signs are controlled.
These mitigation measures continue to apply to the proposed project.
Project Im�acts
a) Have a substantic�l c�dverse irnpact or2 a scenic viste�? No New Impact. Approval and
implementation of the proposed project would result in no new or inore
significant impacts than identified in the 1996 EIR regarding scenic vistas. Both
subareas are in areas assumed for developinent in the 1996 EIR and thus are not
part of a scenic vista from offsite or onsite public vantage points. A pro�osed
General Plan Amendment and Planned Development rezoning would convert
Subarea 2 from an open space designation to a residential designation that would
allow construction of one single family dwelling. The lot is located between two
similarly sized residential lots at the end of a cul-de-sac. Redesignating Subarea 2
from open space to residential use �vould somewhat reduce public views to open
spaces to the west, but views would still be partially available even with
construction of a home under applicable single family development standards.
There are also other, more expansive public views to the west. Because of the
location of the lot in relation to neighboring lots and the limited views from the
cul-de-sac, the proposed project impact would not be substantial. A potential
condition of project approval will require that the future residence on this site be
constrLlcted iinmediately behind the existing dwelling on Ridgeline Place to
allow for a scenic corridor of undeveloped lands west of the site. Overall, no new
or more severe significant impacts would occur with regard to scenic vistas than
were analyzed in the 1996 EIR.
b) Substc��itic�lly de�anage sce�iic resources, i�TCludir2g visuc�l resoi���ces withirT state scenic
higliwc�y? No New Impact. The two subareas have been fine graded as part of the
mass grading of the overall Schaefer Ranch. None of the sites are located within
view of a state scenic highway (I-580) and none contain significant scenic
resources, including but not limited to major rock outcroppings, major stands of
trees or bodies of water. Overall, no new or more severe significant impacts
would occur with regard to scenic resources than were analyzed in the 1996 EIR.
c) Subs�a�Ttic�lly degrade ex2sting visual cliaracter or the quality of tlie site? No New
Impact. The proposed project would include replacing vacant estate residential
lots with single-fainily dwellings (Subarea 1) and a vacant open space lot with a
single-family dwelling (Subarea 2). The 1996 EIR analyzed the impact of altering
the entire Schaefer Ranch from a rural area to a more urbanized development.
T11e overall type and character of land uses included the proposed project would
have approximately the same impacts on Subarea 1 as the current General Plan
residential land use designations. Subarea 2 has already been graded for
residential development. No new or more severe significant impacts would
City of Dublin Page 32
Initial Study/Schaefer Ranch Unit 3 October 2015
occur with regard to degradation of the scenic character of the project area than
�Nere analyzed in the 1996 EIR.
d) Crec�te liglit or glare? No New Impact. Both Subareas are vacant and contain no
light sources. Construction of the proposed project would add additional light
sources in the form of streetlights as well as new housing and yard lights. The
1996 EIR analyzed light and glare impacts on residential uses across Scllaefer
Ranch, and identified significant impacts where commercial or public facilities
would be located near residences. No commercial or lighted public facilities are
near the Subareas so there would be no impact. The added light sources in
Subarea 1 would be in an area assumed for residential development in the 1996
EIR so would cause no new impact. The added light sources for Subarea 2 would
be from a single home and would be integrated into an existing residential
neighborhood. The proposed single dwelling would not have the potential to
generate significant light or glare. Under these circumstances, there would be no
new or more severe significant impacts beyond those analyzed in the 1996 EIR.
2. Agricultural and Forestry Resources
Environmental Settin�
The Schaefer Ranch, including the two Subareas, was historically used for agricultural
production and a Williamson Act Land Conservation Contract was in effect on the
Schaefer Ranch at the time the 1996 EIR was prepared and certified. Since then, the
Williamson Act Contract no longer exists on the Schaefer Ranch. The Ranch is no longer
in agricultural production and has been substantially converted to residential uses as
envisioned in the Dublin General Plan. No forests or forestry production exist on either
Subarea.
The Schaefer Ranch site is zoned Planned Development, which is not an agricultural
zoning district.
Scllaefer Ranch EIR
The Schaefer Ranch EIR noted that the project site was identified as a farmland with
only grazing importance, not prime farmland, due to the relatively steep topography of
the Schaefer Ranch property.
The Schaefer Ranch EIR identified the following less-than-significant impacts associated
with agricultural resources: Impact 3.5A, discontinuance of on-site agricultural uses,
Impact 3.5B, loss of on-site farmland and Impact 3.5C, cancellation of a Williamson Act
contract on the property.
Impact 3.5D was identified as a potentially significant impact. This impact noted
impacts on adjoining agricultural lands adjacent to the Schaefer Ranch. These impacts
included predatory dogs from suburban dwellings harassing livestock and odor
impacts from grazing and livestock keeping onto proposed dwellings. Mitigation
Measure 3-12 required disclosure of ongoing grazing for future project residents.
Mitigation Measure 3-13 required enforcement of leash laws for dogs. Mitigation
City of Dublin Page 33
Initial Study/Schaefer Ranch Unit 3 October 2015
Measure 3-14 required disclosure to future homeowners of the presence of flies and
odors froin agriculhxral and livestock keeping. Mitigation Measure 3-15 required
installation of fencing around grazing areas.
Pro�ect Im�acts
a-c) Convert�rime far�filand to a rion-c�gricultural use or irivolve otlTer changes which col.�ld
result in conversion of farr�llarid to a no�i-agricultural us, including conflicts with
agricitltit��al zonirig c�nd Williamson Act contracts? No New Impact. The overall
Schaefer Ranch project site has been graded for urban uses pursuant to current
General Plan land use designations and current zoning. No agricultural uses or
zoning remain on the site and the Williamson Act Land Conservation Agreement
formerly on the site has been terminated. No new or more significant impacts
would therefore occur with regard to agricultural resources beyond those
analyzed in the 1996 EIR. The project applicant will be required to comply with
mitigation measures included in the 1996 EIR, including: providing notifications
to future homeowners regarding protection of livestock (Mitigation Measure 3-
12) and the presence of nearby agricultural operations (Mitigation Measure 3-14).
Appropriate fencing to protect on-going livestock grazing is also required per
Mitigation Measure 3-15.
No agricultural operations exist on any of the subareas. No new or more severe
significant impacts beyond tllose analyzed in the 1996 EIR are anticipated.
d) Result ifi the loss of forest lc�rid or conversiori of forest land to a non forest use? No
forest land exists on the two Subareas and no impact would result with respect to
this topic.
e) Ilivolve otlier chariges wliich, di.�e to tlieir loccztion or rii�ture, could result of forest lrtnd to
a rzon forest use? See itenl "d," above.
3. Air Quality
Environmental Settin�
The project is within the Amador Valley, a part of the Livermore sub-regional air basin
distinct from the larger San Francisco Bay Area Air Basin. The Livermore sub-air basin
is surrounded on all sides by high hills or mountains. Significant breaks in the hills
surrounding the air basin are Niles Canyon and the San Ramon Valley, which extends
northward into Contra Costa County.
Schaefer Ranch EIR
The Scllaefer Ranch EIR contains a number of mitigation measures to reduce anticipated
air quality impacts from the development of the Schaefer Ranch. Applicable air quality
impacts and mitigation measures include:
� Impact 12A identified a significant impact with regard to temporary increases in
dust and particulate emissions during earthmoving operations. Mitigation
Measure 12.A1 required implementation of dust control measures during site
City of Dublin Page 34
Initial Study/Schaefer Ranch Unit 3 October 2015
grading earth moving and excavation operations to reduce this impact to a less-
than-significant level. Such measures included were not limited to frequent
watering of graded areas, limiting speeds of construction vehicles on the site and
sweeping of public streets.
• Impact 12B found that emissions from construction vehicles would be a
potentially significant impact. Adherence to Mitigation Measure 12.B.1, which
required limited idling of construction equipment and reduction of grading
activities during period of poor air quality, reduced this impact to a less-than-
significant level.
• Impact 12 D identified a significant impact from regional pollutant emissions in
the form of increased vehicle trips to and from the project. Adherence to
Mitigation Measures 12.D.1, implement control measures that are specified in
attainment plans, and 12.D.2, provide physical facilities i11 the project design
reduced regional emissions but not to a less-than-significant level. This impact
was therefore found to be significant and unavoidable.
• Impact 12E noted a potentially significant impact with regard to emission of local
carbon monoxide. Based on the analysis in the EIR, emission of carbon monoxide
was found to Ue below threshold levels and was a less-than-significant impact.
• Impact 12F, on-site fuel combustion, was identified as a potentially significant
impact and adherence to Mitigation Measure 12.F.1 reduced this impact to a less-
than-significant impact. This mitigation restricted installation of on-site fireplaces
or stoves to either gas burning units or units that have been EPA-approved.
Conventional open hearth fireplaces were not allowed.
• Impact 12G incl�rded a significant impact from miscellaneous dust sources
leaving the site. Adherence to Mitigation Measure 12.G.1, that required
adherence to the Bay Area Air Quality Management fugitive dust rules, reduced
this impact to a less-than-significant level.
The proposed project is required to adhere to these existing mitigation measures and
current air quality regulations enforced by the Bay Area Air Quality Management
District (BAAQMD).
Project Im�acts
a) Would tlie project conflict with or obstruct impleme�2tatio�2 of c�n czir quc�lity plczri? No
New Impact. The BAAQMD's Clean Air Plan is based on population and growth
assumptions projected by the Association of Bay Area Governments (ABAG). For
the proposed project, the applicant is requesting a modification in the type of
residential units. As noted in the Project Description section of this Initial Study,
under the proposed project the overall number of dwellings on the overall
Schaefer Ranch site would be 420 units which would be less than the project
originally approved by the City of Dublin and analyzed in the 1996 EIR (474 units).
Vehicle trips associated with the proposed project would be slightly less than s
analyzed in the 1996 EIR (see analysis in the Traffic and Transportation section of
City of Dublin Page 35
Initial Study/Schaefer Ranch Unit 3 October 2015
tlus Initial Study). The proposed project would therefore be generally consistent
with the Clean Air Plan and this would not represent a substantial change to the
project analyzed in the previous EIR. No new or more severe significant iinpacts
beyond those analyzed in the 1996 EIR would result regarding this topic.
b) Would the project violate a�iy c�ir quality standards? No New Impact. The 1996 EIR
identified regional pollutant emissions as Significant and Unavoidable impacts.
The project proposes residential development within the Schaefer Ranch area in a
manner consistent with the previous approvals on the site and within the
parameters of the 1996 EIR. This impact would remain significant and
unavoidable. Table 2 within the Traffic and Transportation section of this Initial
Study demonstrates that the total daily vehicle trips would be approximately the
same as the project analyzed in the 1996 EIR. Also, the total number of additional
dwellings proposed as part of the project (14 units) is significantly fewer than the
number of dwellings identified by the Bay Area Air Quality Management District
as having potentially significant air emissions (320 units), as shown on Table 6 of
the BAAQMD CEQA Guidelines document. Therefore, regional pollutant
emissions from the proposed project would same or less and the impact would
remain significant and unavoidable as identified in 1996 EIR.
In terms of construction-level air quality impacts, as conditions of grading plan
approval by the City of Dublin, the applicant is required to have their grading
contractor undertake dust and wind-borne erosion control methods listed in
Mitigation Measure 12G.1 of the 1996 EIR, including covering of stockpiled
material, watering of graded sites and similar methods to meet BAAQMD
standards.
In terms of operational-level air quality impacts, the number of daily vehicle trips
are anticipated to Ue slightly less under the proposed project than the original 1996
project as demonstrated in Table 2 contained in the Traffic and Transportation
section of this Initial Sfiudy. Therefore, air quality emissions would be same or less
than documented in the 1996 project EIR.
As discussed above, no new or more severe significant impacts beyond those
analyzed in the 1996 EIR would result regarding this topic.
c) Would the project result in curnulatively considerable air pollutants? No New Impact.
The proposed project would result in an increase of 14 single-family dwellings
from the total number of dwellings allowed on the Schaefer Ranch under the
current General Plan and Planned Development zoning and as was analyzed in the
1996 EIR. However, within the context of the larger overall Schaefer Ranch
development, regional pollutant emissions, as identified in Impact 12 contained in
the 1996 EIR, would still remain as a significant and unavoidable impact.
d,e) Expose sensitive receptors to significant pollutant concentrc�tions or create objectionable
odors? No New Impact. The proposed project would result in an increase of 14
single-family dwellings from the total number of dwellings allowed on the
Schaefer Ranch under the current General Plan and Planned Development zoning
City of Dublin Page 36
Initial Study/Schaefer Ranch Unit 3 October 2015
and as was analyzed in the 1996 EIR. The added d�vellings would not substantially
increase the overall Schaefer Ranch contribution to cumulative air pollution. No
new or inore severe significant impacts beyond those analyzed in the 1996 EIR
would result regarding cuinulative air pollution. However, within the context of
the larger overall Schaefer Ranch development, regional pollutant emissions, as
identified in Impact 12 contained in the 1996 EIR, would still remain as a
significant and unavoidable impact.
4. Biological Resources
Environmental Settin�
The overall Schaefer Ranch site contains a number of biologically important biological
communities, including annul grasslands, northern coastal scrub, coast live oak
woodland, riparian woodland, freshwater emergency wetland and stock ponds. The
Schaefer Ranch has been mass graded to allow for urban development pursuant to
existing land use approvals, although portions of the Ranch have been preserved
and/or reconstructed as riparian habitat, oak tree preserve areas and other open space
areas to protect biological resources. None of the preserved areas are located within this
project area.
Subareas 1 and 2 have been included in a completed mass grading operation, approved
pursuant to a grading permit by the City of Dublin and therefore contain no trees,
creeks or other significant natural features.
Schlefer Raiuh EIR
The Schaefer Ranch EIR identified that the project site contained a number of significant
biological resources, including a stand of coast live oak trees, and cost live oak/bay
riparian vegetation mixed with annual grasslands.
The 1996 EIR contains a number of impacts and mitigation measures regarding
biological resource impacts and mitigation measures. Applicable impacts and
initigation measures include:
• Iinpact 6C identified loss of approximately 245 acres of grasslands as a
potentially significant impact. Mitigation Measure 6.C.1 required reseeding of
disturbed grasslands witll native grasses.
• Impact 6D noted a loss of oak woodlands and other heritage trees as part of the
development proposal, which would be a significant impact. Mitigation Measure
6.D.1 required completion of a tree survey before grading and retention of
heritage class trees (18-inch diameter at 20 inches above grade) to the extent
feasible. Mitigation Measure 6.D.2 required implementation of protection
measures for trees that are to be preserved. Mitigation Measure 6.D.3 required
planting of replacement trees on the site at a ratio of 3 replacement trees for each
1 tree lost.
City of Dublin Page 37
Initial Study/Schaefer Ranch Unit 3 October 2015
• Impact 6E identifies secondary impacts to native plants and wildlife, iilcluding
"escape" of non-native plants into the environinent and impacts to native
wildlife of doinestic pets. Mitigation Measures 6.E.1 required project landscape
plans to emphasize use of native plant materials. Mitigation Measure 6.E.2
required enforcement of Dublin's leash la�v. Even with adherence to these
measures, Impact 6E would remain significant and unavoidable.
• Iinpact 6F found that runoff of herbicide sprays could enter natural plant
communities and would be a potentially significant impact. Adherence to
Mitigation Measure 6.F.1 required restrictions of application of herbicides will
reduce this impact to a less-than-significant level.
The proposed project will be required to adhere to these existing biological resource
mitigation measures.
Project Im�acts
a) Have a substantial adverse i1��t�act on a cc�ndidate, serisitive, or special-status s�ecies? No
New Impact. The Schaefer Ranch EIR identified a number of special status plant
and wildlife species that could occur on the Schaefer Ranch property. Since
certification of the 1996 and approval of the original land use entitlements, the
entire project site has been graded to accommodate future buildings and roads.
As required by Mitigation Measures 6.D.1, 6.D.2, and 6.D.3 contained in the 1996
EIR, surveys for sensitive tree species were completed, tree protection measures
provided for trees to be preserved and replacement trees planted for as part of
approved project landscaping.
As a result of mass grading of a majority of the Schaefer Ranch property, no
plant or wildlife species or habitats exist on the site. As required by Mitigation
Measure 1996 EIR C.6.1, a preconstruction survey was completed for burrowing
owl by the firm of LSA prior to commencement of grading activities (source:
project applicant 8/31/12) Therefore, approval and construction of the project
would not have new or more severe significant impacts on candidate, sensitive
or special-status plants or wildlife or their respective habitats beyond those
analyzed in the 1996 EIR.
b, c) Have a substc�ntic�l adve�•se i��ipc�ct on riparian lTabitat, other sensitive rzc�t�.tiral
corn�ni��Tities or federally�1�otected wetlarids? No New Impact No creeks, streams,
wetlands or waters of the United States or waters of the state were identified on
any portion of the two Subareas in the 1996 EIR. There would be no impacts with
respect to riparian habitats, sensitive natural communities or federally protected
wetlands. No new or more severe significant impacts would therefore result with
regard to riparian habitats, sensitive natural communities or federally protected
wetlands than were analyzed in the previous EIR.
d) Irite�fere substal�tially with niovernent of native fisli or wildlife species? No New
Impact. No creeks or streams exist currently on the site so there would be no
interference with native fish migration. Proposed residences would be
constructed in areas planned and approved for residences and that have been
City of Dublin Page 38
Initial Study/Schaefer Ranch Unit 3 October 2015
previously graded to remove suitaUle habitat for vvildlife migration. No new or
more severe significant impacts would therefore result �vith regard to
interference of fish or wildlife inovement than was analyzed in the 1996 EIR.
e) Corlflict witl2loc�l policies or orc�ina�ices protectirTg biological resources? No New
Impact. There v��ould be no conflicts and no impacts with any local policies
regarding biological resources should this project be approved and constructed.
Any trees formerly growing on the site were removed prior to or as part of the
mass grading of Schaefer Ranch. No new or more severe sigruficant impacts
would therefore result with regard to potential conflicts with local ordinances
protecting biological resources than was analyzed in the 1996 EIR.
f) Co�iflict with c�ny adopted Habitat Conservation Plalis or Nc�tural Com�nunity
Conservc�tio�2 Plans? The project site lies within the Eastern Alameda County
Conservation Strategy (EACCS) planning area. The City of Dublin utilizes the
Conservation Strategy as guidance for environmental permitting for public
projects, and private development projects are encouraged to use the EACCS as a
resource as well. The Conservation Strategy embodies a regional approach to
permitting and initigation for wildlife habitat impacts associated with land
development, infrastructure, and other activities. The Conservation Strategy is
neither a Habitat Conservation Plan nor a Natural Community Conservation
Plan, but is a document intended to provide guidance during the project
planning and permitting process to ensure that impacts are offset in a
biologically effective manner. There would therefore be no new or more severe
significant impacts associated with this topic.
5. Cultural Resources
Environmental Settin�
A cultural resources survey of the Schaefer Ranch was undertaken as part of the 1996
EIR. Prehistoric findings were limited to one isolated chert flake and a possible bedrock
mortar which were not located on the project site. These finds were not conclusively
determined to be of prehistoric origins.
The two Subareas are vacant and contain no structures.
Schaefer Ranch EIR
The Schaefer Ranch EIR contains a number of mitigation measures regarding cultural resource
impacts and mitigation measures. Applicable impacts and mitigation measures include:
• Iinpact 14A identifies a potential impact with regard to prehistoric resources that
may not have been identified in previous cultural resource surveys of the
Schaefer Ranch. This impact was reduced to a less-than-significant level by
adherence to Mitigation Measure 14.A.1 that required work to stop within a 100-
foot radius of the discovery of any cultural resources and for the City to prepare
a work plan consistent with CEQA Guidelines to ensure that such resource is
City of Dubfin Page 39
Initial Study/Schaefer Ranch Unit 3 October 2015
properly evaluated and treated. If necessary, monitoring of this site by a
qualified archeologist may be required.
This mitigation measure will continue to apply to the proposed project.
Project Im�acts
a) Cause substa�ltial adver�se c1lc�nge to significant historic resource or�tT.«nc�n r�er�2ains? No
New Impact. No structures exist on the two Subareas so there would be no
impact with regard to historic resources. This would not represent a new or more
severe significant impact than previously analyzed in the 1996 EIR.
b-d) Cause a substantic�l adverse i��ipc�ct or destruction to archeologicc�l, paleoritological
resources or 12t.��7i�n retfic�iris? No New Impact. Subareas 1 and 2 have been mass
graded and no significant archeological, prehistoric, paleontological or Native
American remains were discovered. Minimal additional grading would be
required for building foundations and trenching for on-site utilities. Based on a
discussion with the project representative (pers. comm. D. Chen, 9/31/12) the
depth of such additional grading would be minor, approximately 10 feet into an
existing 100-foot deep fill area, and would not exceed the depths of completed
grading activities. Therefore, with adherence to Mitigation Measure 14.A.1, there
would be no new or more severe significant impacts with regard to this topic
than was analyzed in the 1996 EIR.
6. Geology and Soils
Environmental Settin�
Tl1e 1996 EIIZ noted the presence of several soil and geotechnical conditions on the
Scllaefer Ranch Site.
Colluvial soils, which are composed of clay and silty clay are found in ravines and
swales leading to main stream channels. Alluvial deposits are generally located in a
drainage course in the northern portion of the Ranch. A large portion of the Ranch was
underlain by historic landsides.
As noted in the Project Description portion of this Initial Study, the Schaefer Ranch has
been substantially graded. Overall grading also remediated identified landslide areas
pursuant to oversight by registered geologists.
The Schaefer Ranch does not lie within an Earthquake Fault Zone (formerly Alquist-
Priolo Special Studies Zone), as documented in the 1996 EIR. Major active faults in the
region that influence earthquake susceptibility include the Pleasanton, San Andreas,
Hayward, Calaveras, and Greenville Faults.
Schaefer Ranch EIR
The Schaefer Ranch EIR identified a number of impacts and mitigation measures related
to soils and geology. The following are applicable impacts and mitigation measures that
will continue to apply to the current project:
City of Dublin Page 40
Initial Study/Schaefer Ranch Unit 3 October 2015
• Impact 9A identified a significant impact related to mass grading of the Ranch,
which would have the effect of removing natural vegetation and wildlife habitat
as well as possibly causing landslides and slope failures. Mitigation Measure
9.A.1 required City approval of a grading plan consistent with City standards
and that also reduced visual impacts and satisfy geotechnical requirements.
Mitigation Measure 9.A.2 required that grading activities be balanced to
eliminate the need for off-haul of material.
• Impact 9B identified a significant impact with regard to slope stability, since
much of the pre-project soil conditions exhibited the presence of historic
landslides. Mitigation Measures 9.B.1 through 8 reduced landslide and slope
stability impacts to a less-than significant level. These measures required
remediation of historic landslides, control of surface and subsurface drainage,
removal of soils that are susceptible to "soil creep," establishment of setbacks
from landslide hazard areas, use of appropriate engineering designs to ensure
slope stability and formation of a Geologic Hazard Abatement District to ensure
long-term maintenance of slope areas.
• Impact 9C found a significant impact with regard to erosion impacts of grading
activities off of the Ranch. Adherence to Mitigation Measures 9.C.1 through 3
reduced this impact to a less-than-significant level by requiring adherence to a
site-specific erosion control plan, implementing erosion control measures during
construction and incorporating permanent erosion control measures into the
development, including creek bank revetments and slope seeding.
• Impact 9D identified an impact with regard to fill settlement. The 41.5-acre site
has already been filled consistent with Mitigation Measures 9.D.1 through 9.D.5.
None of the three project subareas are affected by this Mitigation Measure.
• Impact 9E identified an impact related to expansive and corrosive soils.
Expansive soils could damage building foundations and other improvements
due to shrinking and swelling of clay soils. Corrosive soils could impact
underground utilities, foundations and concrete in contact with soil. Mitigation
Measures 9.E.1 through 3 are included in the EIR to reduce this impact to a less-
than-significant leveL These measures required geotechnical investigations for
shrink-swell potential, special foundation designs to deal with expansive soil and
control of moisture content to minimize soil shrinking and swelling.
• Impact 9F identified an impact related to seismic hazards, including strong
ground shaking and possible surface rupture. Secondary seismic effects could
include landsliding, liquefaction and soil lurching. Adherence to Mitigation
Measures 9.F.1 through 3 reduced seismic hazards to a less-than-significant level.
Tl�ese measures included completing detailed analyses of seismic hazards for
individual development projects to evaluate the effects of groundshaking and
rupture as well as secondary effects and a determination of specific construction
techniques to minimize these effects. The mitigations also required incorporation
of earthquake resistant design for all structures and mapping of inactive faults in
City of Dublin Page 41
Initial Study/Schaefer Ranch Unit 3 October 2015
the project area and incorporation of remedial measures for inactive faults on
project structt.ires.
The current project will be required to comply with the above geologic mitigation
measures.
Project Im�acts
a) Expose people or structures to potential substantial adverse impc�cts, including loss,
injury or death relafed to ground rupture, seisrnic ground shaking, grour2d failure, or
landslides? No New Impact. The potential for impacts related to ground-based
seismic hazards, specifically severe ground shaking, ground rupture or otller
ground failure was addressed in the 1996 EIR (Impact 9F) and adherence to
Mitigation Measures 9.F.1 through 3 reduced these impacts to a less-than-
significant level. To comply with these mitigation measures, a soils and geology
reports were completed by Alan Kropp & Associates (1997) and ENGEO (2004).
The reports include specific construction measures to minimize groundshalcing,
ground failure and landslides that have been followed for previous grading and
will be followed for future construction on the subareas. These reports are hereby
incorporated by reference into this Initial Study and are available for review at
Dublin Civic Center during normal business hours. These measures continue to
apply to this portion of the Schaefer Ranch development project. There would
therefore be no ne�v or more severe significant impacts with regard to seismic
impacts than was analyzed in the 1996 EIR.
b) Is tlze site sl.�bject to substantial e�rosion and/or the loss of topsoil? No New Impact.
Refer to Hydrology section 8a for a discussion of this topic.
c,d) Is tlte site locczted on soil tlzat is unstczble or expc�nsive or result iri potentic�l lateral
sprec�ding, subsidence, liquefaction, landslide or collapse? No New Impact. The 1996
EIR noted Impact 9E, expansive and corrosive soils, within the Schaefer Ranch
property. The 1996 EIR determined that with adherence to Mitigation Measures
9.E.1 through 3, iinpacts related to unstable and expansive soils, including lateral
spreading, liquefaction and similar hazards, were less-than-significant. Similarly,
adherence to 1996 EIR Mitigation Measures 9.B.1 through 8 reduced impacts
related to landslide and slope stability to a less-than-significant level, as did
Mitigation Measures 9.D.1 through 5 related to fill settlement. The current project
would be residential and within the development areas included in the 1996 EIR.
With adherence to these and other soil and geology mitigations contained in the
1996 EIR, there would be no new or more severe significant impacts with regard
to this topic than �vas analyzed in the 1996 EIR.
e) Have soils inec�pable of supporting on-site septie tanks if sewers are not c�vailc�ble? No
New Impact. Proposed residences on the site would be connected to sanitary
sewers provided by DSRSD, so there would be no impacts with regard to septic
systems, as identified in the 1996 Schaefer Ranch EIR.
City of Dublin Page 42
Initial Study/Schaefer Ranch Unit 3 October 2015
7. Greenhouse Gas Emissions
Environmental Settin�
Since certification of the EIR in 1996, the issue of contribution of greenhouse gasses to
climate change has become a more prominent issue of concern as evidenced by passage
of AB 32 in 2006. Because the Schaefer Ranch EIR has been certified, the determination
of whether greenhouse gasses and cliinate change needs to be analyzed for this
proposed project is governed by the law on supplemental or subsequent EIRs (Public
Resources Code section 21166 and CEQA Guidelines Sections 15162 and 15163).
Greenhouse gas and climate change is not required to be analyzed under those
standards unless it constitutes "new information of substantial importance, which was
not lazown and could not have been known at the time the previous EIRs were certified
as complete (CEQA Guidelines Sec. 15162 (a) (3).) Greenhouse gas and climate change
impacts were not analyzed in the prior EIR; however, these impacts are not new
information that was not lazown or could not have been known at the time the Schaefer
Ranch EIR was certified. The issue of climate change and greenhouse gasses �Nas widely
known prior to the certification of the EIR. The United Nations Framework Convention
on Climate Change was established in 1992. The regulation of greenhouse gas emissions
to reduce climate change impacts was extensively debated and analyzed throughout the
early 1990s. The studies and analyses of this issue resulted in the adoption of the Kyoto
Protocol in 1997. In the early and mid 2000s, GHGs and climate change v��ere
extensively discussed and analyzed in California. In 2000, SB 1771 established the
California Climate Action Registry for the recordation of greenhouse gas emissions to
provide information about potential environmental impacts. In 2005, the Governor
issued Executive Order # S-03-05 establishing greenhouse gas emission reduction
targets in California. AB 32 was adopted in 2006. Therefore, the impact of greenhouse
gases on climate change was known at the time of the certification of the Schaefer Ranch
EIR in 1996. Under CEQA standards, it is not new information that requires analysis in
a supplemental EIR or negative declaration. No supplemental environmental analysis of
the project's impacts on this issue is required under CEQA.
Project Im�acts
a,b Ge��ierc�te greeriliouse gc�s er�iissions, eitlier directly or indirectly, tlzat mc�y liczve a sig2�iifica��it
i�npact o�i t]ie ef2viron�rzent or cotiflict witli arz applicable plan, policy or regulation r�dopted for tlze
�t�rpose of reduci�lg tlie emissioris of greenhouse gases? As discussed above, no additional
environmental analysis is required under CEQA Section 21166.
8. Hazards and Hazardous Materials
Environmental Settin�
The 1996 EIR noted that several areas of the Schaefer Ranch property were found to
contain hazardous and potentially hazardous materials, including areas contaminated
�vith petrochemicals associated with vehicle storage and maintenance, insecticide
residue from agricultural operations, refuse disposal sites and several power poles and
transformers that could contain PCBs (polychlorinated biphenyls, a potentially hazard
substance).
City of Dublin Page 43
Initial Study/Schaefer Ranch Unit 3 October 2015
Schaefer Ranch EIR
The Schaefer Ranch EIR identified one impact related to hazards and hazardous
materials. Impact 15A found that the potential presence of hazardous materials on the
Ranch property in close proximity to planned residential and similar uses would be a
significant impact. Mitigation Measures 15.A.1 through 4 ��ere included in the EIR that
reduced this impact to a less-than-significant level. These measures call for removal of
hazardous inaterials, including electrical transformers with potentially hazardous
materials, abandonment and destruction of on-site wells and additional hazardous
materials analysis if found on the Schaefer Ranch during construction. These measures
have been completed.
Project Im�acts
a) Crec�te a sig�lifica�it hazc�rd to t]re public or t11e enviro�ir�ient t1i��ougli the routine trayzsport,
use or disposcrl of hazardous mate��ials? No New Impact. There would be i10 impact
with regard to transport, use or disposal of hazardous materials, since the
proposed project involves construction of a residential development project.
Although a normal and customary amount of paint, solvents, lawn care chemicals
and similar substances would be used and stored within individual residences on
the project site, these would not be used, stored or transported in any significant
quantities. No new or more severe significant impacts would therefore result with
respect to this topic than was previously analyzed in the Schaefer Raiuh EIR.
b) Create c� sig�iifi'cc�rit hazard to tlze public or tlie envi�ronrrient tlirough rec�so�ic�bly foreseeable
itpset c�nd accident co�lditions involving the release of hazardot.�s rnateric�ls into the
environmerlt? No New Impact. Schaefer Ranch has been graded and filled with
approximately 100 feet of fill material in specific areas. Prior to the grading
operation, the applicant was required by Mitigation Measure 15.A.1 of the 1996
EIR to remove hazardous materials from the site, remove above-ground electrical
power firansformer, close existing wells and septic system facilities and assess
other hazardous materials on the site. A site investigation was completed by
ENGEO, Inc. to fulfill this mitigation measure on June 19, 2008. This letter is
hereby incorporated by reference into this document and is available for review at
Dublin Civic Center during normal business hours. No new or more severe
significant impacts with regard to this topic is therefore anticipated than was
analyzed in the 1996 EIR.
c) Emit hazardoi�s mc�terials or 1ia�2dle liazardous materials or acutely hazc�rdous mate��ials,
substarices, o�� waste witjiin one-que�rter rnile of an existing or proposed scl�ool? No New
Impact. No public schools exist or are planned within one-quarter mile of the
project site, based on the document entitled "Demographic Study and Facilities
Plan," published by the Dublin Unified School District in October 2004 (Shilts
Consulting, Inc.). Adherence to mitigation measures to remove any hazardous
inaterials on the site, as required by Mitigation Measure 15.A.1 contained in the
1996 EIR ensures that there will be no impact with regard to this topic. There are
therefore no new or more severe significant impacts with regard to this topic than
was analyzed in the 1996 EIR.
City of Dublin Page 44
Initial Study/Schaefer Ranch Unit 3 October 2015
d) Is tlte site listed as �t hazardous �riaterictls site? No New Impact. The project site is not
listed by the State of California Department of Toxic SuUstances Control as an
identified hazardous site as of November 13, 2014. There is therefore no new or
more severe significant impact with regard to this topic than was analyzed in the
previous EIR.
e,f) Is tlie site locc�ted witlTin an airport lc�nd use plan of a public ai��port or private airstrip? No
New Impact. The project site is not located near any public airport or private
airstrip (source: Alameda County Airport Land Use Compatibility Plan, August
2012). No new or more severe significant impacts would therefore occur with
respect to this topic than have been previously analyzed.
g) Inte�ference with an e»iergency resporise or evaci�ation plc�n? No New Impact. The
proposed project would ilulude construction of a residential project on private
land. No emergency evacuation plan would be affected since no public or private
roadways would be blocked. No new or more severe significant impact would
therefore result with respect to this topic than were previously analyzed in the
1996 EIR.
h) Expose people and structures to a significant risk of loss, injury or cleath involving wildland
fires or where residences are intermixed with wildlands? No New Impact. The project
area is located in a substantially urbanizing area, althoLigh wildlands do exist
north and west of the site. Mitigation Measures 7.3.1 through 7.3.5 contained in the
1996 EIR reduced this impact to a less-than-significant level. These measures
required installation of a irrigated border of fire-resistant vegetation with a
minimum width of 30 feet, provision of disced fire breaks, use of fire resistant
construction materials, provision of adequate emergency access and, as a condition
of tentative subdivision map approval, require a fuel management plan to reduce
the fire fuel load. With adherence to these measures, which will be required as
conditions of the requested land use entitlements, no new or more severe
significant impacts with regard to wildland fire have been identified than were
analyzed in the 1996 EIR.
9. Hydrology and Water Quality
Environmental Settin�
Locc�l surface water
The Schaefer Ranch area drains into two major regional watersheds: Palomares Creek
and Dublin Creek. These two are divided by Skyline Ridge.
The western portion of Schaefer Ranch, including the project Subareas, are located
within the jurisdictions of Zone 2 of the Alameda County Flood Control and Water
Conservation District (Zone 2). Zone 2 provides maintenance of regional drainage
facilities within this portion of Alameda County. The eastern portion of Schaefer Ranch
(east of Schaefer Ranch Road) is located within Zone 7.
City of Dublin Page 45
Initial Study/Schaefer Ranch Unit 3 October 2015
Existi�ig dre�in�ge frzcilities
As a condition of project approval from the Dublin Public Works Deparhnent, the
project will be conditioned to meet the requirements of the 2009 Municipal Regional
Permit that requires compliance with C.3 surface water quality standards (pers. comm.,
Jayson Imai, City of Dublin Senior Civil Engineer, 11/20/14). Pursuant to the approved
Master Drainage Plan, a number of drainage facilities have been constructed on
Schaefer Ranch, including but not limited to underground drainage lines, swales and
detention and water quality ponds.
Gfrouridwc�ter recharge
The project Subareas are not located near any major creek and has been filled with
approximately 100 feet of earth material that precludes groundwater recharge. The
Schaefer Ranch property is not designated for groundwater recharge purposes in the
Dublin General Plan.
Floodirig
The inost recent Flood Insurance Rate Map for the western portion of Dublin
Community Panel #060705 0001B) does not include the Schaefer Ranch property.
However, based on discussions with the City of Dublin Public Works Department
(Jayson Imai, City of Dublin, 11/20/14), the topographic elevation of the two subareas
are out of the 100-year flood plain.
Schaefer Ranc11 EIR
The Schaefer Ranch EIR identified the following impacts and mitigation measures with
regard to flooding, drainage and water quality.
• Impact 8.1A noted potentially significant impacts with regard to grading and
related impacts on drainage. With adherence to Mitigation Measure 8.1.1
through 8.1.7, this impact was reduced to a less-than-significant level. This
measure called for preparation of a master drainage plan for the whole of the
Scllaefer Ranch property, provision of flood control improvements on and off the
site, coordination with other applicable agencies and ensuring design is
consistent with applicable drainage design standards.
• Impact 8.2A noted that increased sedimentation would occur with development
of the Schaefer Ranch and would be a potentially significant impact. Adherence
to Mitigation Measures 8.2.1, 8.2.2 and 8.2.4 reduced sediment impacts to a less-
than-significant level. These measures require preparation and submittal of a
water quality report to the City of Dublin, DSRSD, the Regional Water Quality
Control Board and Zone 7 that includes specific construction techniques to
ensure that less-than-significant impacts would result to surface bodies of water.
The mitigation measures also requires the abandonment and sealing of existing
on-site wells and septic tanks and provisions for ensuring water quality for any
open reservoirs located on the Ranch.
These mitigation measures continue to apply to the project. The project is also subject to
the requirements under current Clean Water Act and associated implementing
regulations enforced by the City of Dublin.
City of Dublin Page 46
initial Study/Schaefer Ranch Unit 3 October 2015
Pro�ect Impacts
a) Violate any water quality sta�idards or waste discl2a��ge requirenients? No New Impact.
Approval and construction of the proposed project would add impervious
surfaces to the two subareas that would increase the amount of stormwater runoff
and potentially degrade �vater quality. This impact was analyzed in the 1996 EIR
as Impact 8.2A and, �vith adherence to Mitigation Measure 8.2.1, this impact was
reduced to a less-than-significant level. The project applicant will be required to
comply with C.3 surface water quality standards and other water quality
regulations normally and customarily enforced by the City of Dublin and other
jurisdictions (including but not limited to Zone 7). The project applicant will also
be required to continue adherence to this Mitigation Measure for final grading
operations on the project subareas.
Therefore, no new or more severe significant impacts with regard to water quality
standards have been identified in this Initial Study than was analyzed in the 1996
EIR.
b) Substafitially deplete grou��idwc�ter recharge a��eas or lowering of water table? No New
Impact. No impacts are anticipated with regard to depletion of groundwater
resources, since the proposed water source for this project would rely on surface
water supplies from DSRSD and not on local groundwater supplies. No local wells
would be used to supply water to the proposed project. The Schaefer Ranch is not
designated as a groundwater recharge area as part of the Dublin General Plan.
There would be no new or more severe significant impacts with respect to this
topic than have been previously analyzed in the 1996 EIR.
c) Sl.�vstcrnti�lly alter drainc�ge pcttterns, includirig strea�ribed courses sucli t1TC�t sitbstc�ritial
siltc�tion or e��osion would occur? No New Impact. Although new impervious surfaces
would be added to the project site to accommodate new dwellings, driveways and
similar surfaces, this impact was analyzed in the 1996 EIR (see Impact 8.1A,
Grading and Impacts on Drainage). With adherence to Mitigation Measure 8.1.1,
which requires preparation of a Master Drainage Plan and Mitigation Measure
8.1.6 that requires installation of erosion improvements for unlined drainage
channels, anzong others, this impact was reduced to a less-than-significant level.
Much of the project site has been mass graded with approvals of a grading plan
and in conformity with the City approved Master Drainage Plan. It is anticipated
that additional fine grading would be required to create individual building pads
and related improvements. Subsequent grading activities on the site will be
required to conform to the approved Master Drainage Plan, C.3 water quality
standards and all other mitigation measures contained in the 1996 EIR to ensure
that no new or more severe significant alterations to drainage patterns, stream
courses or that significant amounts of siltation or erosion would occur.
d) Sl.ibstc�ritinlly alter drairiage patterrls or substc��itially incr�ease sua face water rurioff tliat
would ��esielt iri flooding, eitl2er orT or off the project site? No New Impact. Much of the
project site has already been graded based on a mass grading plan and Master
Drainage Plan approved by the City of Dublin and other agencies as required by
City of Dublin Page 47
Initial Study/Schaefer Ranch Unit 3 October 2015
Mitigation Measure S.L1. Additional fine grading that would occur will be
required to conform to Mitigation Measure 8.1.1 to ensure that no additional
impacts would occur to drainage patterns or stormwater runoff. The developer is
also required to adhere to Mitigation Measure 8.1.2 requiring the project developer
to install flood control facilities and Mitigation Measure 8.1.5, that requires the
developer to undertake additional off-site flooding improvements, as needed.
Therefore, no new or more severe significant impacts have been identified in this
Initial Study regarding drainage patterns and runoff than were analyzed in the
1996 EIR.
e) Create stor�nwate�� rti�noff tliat would exceed the capacity of draiflage syste�lis or c�dd
substantial amounts of polluted runoff'? No New Impact. The issue of exceeding
capacities of drainage systems or increasing the amount of polluted runoff was
addressed in the 1996 EIR by Impact 8.1A. Adherence to Mitigafiion Measure 8.1.2
required the project developer to plan and install necessary flood control and
drainage facilities to minimize downstream flooding, including installation of on-
site detention facilities. Appropriate storm drain and flood control facilities have
been incorporated into the Master Drainage Plan approved by the City of Dublin
and other regulatory agencies. The Master Drainage Plan includes local
improvements to the local drainage system to ininimize flooding and substantial
amounts of polluted runoff.
The project is also required by the City of Dublin to incorporate Best Management
Practices (BMPs) to minimize runoff of polluted drainage (pers. comm., Jayson
Imai Public Works Department, 11/20/14). The applicant has proposed to use an
existing area-wide water quality pond west of the project site to ensure compliance
with all applicable City and regional water quality standards. Therefore, no new or
inore severe significant impacts with regard to drainage systems or polluted runoff
tllan was analyzed in the 1996 EIR.
f) Si.lbstanti�lly deg��ade water quality? No New Impact. This issue and has been
addressed above in item "a."
g) Place housing witl2in c� 100-yec�7�flood ITazard area as rnapped by a Flood Insurance Rate
Mctp? No New Impact. Project Subareas lie outside of the 100-year flood plain and
no impacts would occur with regard to placing additional housing units within a
100-year flood plain (pers. comm., Jayson Imai, 11/20/14).
h, i) Plc�ce within a 100-year flood liazc�rd boundary structures tl�iat impeded or redirect flood
flow, i��cluding dam fizilu��es? No New Impact. Refer to item "g," above. No impacts
with regard to hazards from dam failure were identified in the 1996 EIR.
j) Result i�i i�2undation by seiclie, tsunami or mudflows? No New Impact. Project
Subareas are located well inland from San Francisco Bay or other major bodies of
water and would not be impacted by a tsunami or seiche. Adherence to Mitigation
Measures 9.B.1 through 8 contained in the 1996 EIR addressed impacts related to
protection from landslide and mudflows. The ENGEO soils report addressed the
potential for landslide on the Schaefer Ranch and recommended steps to reduce
City of Dublin Page 48
Initial Study/Schaefer Ranch Unit 3 October 2015
this potential impact to a less-than-significant level. These steps were incorparated
into the mass grading plan for the overall Schaefer Ranch site as required by the
Mitigation Measure. No new or more severe significant impacts than were
analyzed in the previous EIR are anticipated witll regard to landslides and
mudflows.
10. Land Use and Planning
Environmental Settin�
Properties comprising the project site areas currently vacant and contain no structures.
Project Impacts
a) Pl2ysically divide an establisl2ed coni»iunity? No New Impact. The properties
comprising the two Subareas are vacant and are part of the larger Schaefer Ranch
residential planned community. A portion of the Schaefer Ranch master plan has
been constructed. There are no existing dwellings or residents on the two subareas
included in this application. No new or more severe significant impacts would
therefore occur with respect to division of an established community should the
project be approved. No new or more severe significant impacts would occur with
respect to this topic.
b) Coriflict witll c��iy�zpplic�ble Ic��2d use plan, policy or regulatiori adopted for tlie purpose of
avoiding o2� mifigczting c�a�z environ»zental effect? No New Impact. The applicant has
requested an amendment to the Dublin General Plan to redesignate land uses on
Subarea 1 as described in the Project Description section of this Initial Study. A
future General Plan amendment would be required with development
applications for development of Subarea 2.
If this application is approved by the City, the project would be consistent with the
Dublin General Plan, since it would be consistent with the land uses and the
density range specified in the General Plan. No otller land use plan or policy
conflicts would exist and there would be no new or more severe significant
iinpacts to this topic than previously analyzed.
c) Conflict with a l2abitat conservation plc�n or natural commi�nity conservatiorl plan? No
New Impact. The project area is not located within a habitat conservation plan area
or natural community conservation plan area. See section 4 "f" of this Initial Study.
There are no new or more severe significant impacts with respect to conflicts with
a Habitat Conservation Plan or natural community conservation plan for this
project than analyzed in the 1996 EIR.
11. Mineral Resources
Environmental Settin�
City of Dublin Page 49
Initial Study/Schaefer Fianch Unit 3 October 2015
The 1996 EIR does not identify the presence of significant mineral deposits in the
Schaefer Ranch area.
Pro�ect Impacts
a, b) Resi�lt in the loss of availability of regionally or locczlly significant mineral resources? No
New Impact. The 1996 EIR does not indicate that significant deposits of minerals
exist in the project area, so no new or more severe significant impacts would occur
with respect to this topic.
12. Noise
Environmental Settin�
The City defines "noise" as a sound or series of sounds that are intrusive, irritating,
objectionable and/or disruptive to daily life. Noise is primarily a concern with regard to
noise sensitive land uses such as residences, schools, churches and hospitals. Although
noise is controlled around commercial, industrial and recreation uses, community noise
levels rarely exceed maximum recommended levels for these uses.
Regi��lc�toa�y settirzg
The Noise Element of the General Plan identifies the following primary sources of noise
in Dublin: traffic noise from freeways and major roadways within the community and
noise generated by the BART line adjacent to the I-580 freeway.
The Noise Element identifies the following maximum noise exposure levels by land use
type. These standards were contained in the previous Noise Element of the Dublin
General Plan, which have since been updated (February 2013), but the noise exposure
criteria were in effect at the time this project was submitted and are used for this
analysis.
Table 1. City of Dublin Land Use/Noise Compatibility Standards (decibels)
Land Use Normally Conditionally Normally Clearly
Acce table Acce table Unacce table Unacce table
Residential 60 or less 60-70 70-75 75+
Lod in Facilities 60-70 70-80 80+ --
Schools, churches, 60-70 70-80 80+ --
nursin homes
Neighborhood 60 or less 60-65 65-70 70+
arks
Office/Retail 70 or less 70-75 75-80 80+
Industrial 70 or less 70-75 75+ --
Source: Dublin General Plan Noise Element, Table 9-1
The City of Dublin also enforces an interior noise standard of 45 decibels for residential
dwellings.
City of Dublin Page 50
Initial Study/Schaefer Ranch Unit 3 October 2015
The major sources of noise near the Schaefer Rancll site is traffic noise from t11e I-580
free�Nay, iinmediately south of the site. The 1996 EIR esti�nated that the 60 dB Ldn noise
contour extended approximately 1000 feet north of the centerline of the freeway
Schaefer Ranch EIR
The following noise impacts and mitigation measures are contained in the 1996 EIR.
• Impact 11A identified construction noise generated by grading of the
Schaefer Ranch site as a significant impact. Mitigation Measure 11.A.1
required that existing residents near the Schaefer Ranch be moved off-site
during construction, or that grading activities be phased to limit duration of
grading.
• Impact 11B noted that future residents on a portion of the Schaefer Ranch site
would be impacted by noise from I-580 and, to a lesser extent, by on-site
vehicle noise. To mitigate this impact to a less-than-significant level,
Mitigation Measure 11.B.1 required each project developer to prepare and
submit a precise noise control plan identifying how City noise exposure
levels will be met, including but not limited to building treatments,
construction of noise barriers and other techniques. Mitigation Measure
11.B.2 required a redesign of the project where anticipated noise levels would
exceed 70 dB Ldn. This impact does not apply to the current project
submittal.
Tllese mitigation measures continue to apply to the current project.
Project Im�acts
a) Would the p��oject expose pe��so�is or gerzeratio�i of�loise levels i��i excess of standards
established by the General Plari or otlier applicc�ble star2dard? No New Impact. Figure
11-12 contained in the 1996 EIR indicates that all Subareas lie outside of a future
significant noise area, defined as an exterior noise level of 60 decibels or greater
(Ldn). Therefore, approval and construction of the proposed project would not
expose additional residents or visitors to excessive noise levels. No new or more
significant noise impacts would result than have been previously analyzed in the
1996 EIR and no new or additional analysis is required.
b) Exposure of people to excessive groi�ndborrze vibration or grour2dborne noise levels? No
New Impact. The proposed project would include normal construction methods
and techniques typical of single-family dwellings. A majority of site grading has
already occurred as part of the overall Schaefer mass grading operation, so
remaining construction activities would include fine grading and house
construction. Typical construction methods for single-family dwellings do not
involve significant groundborne vibration levels, so no impacts are anticipated
with regard to vibration. Therefore, no new or more severe significant impacts
would result with regard to vibration than were analyzed in the 1996 EIR.
c) Substc�ntial per�nanent increases in ambient noise levels? No New Impact The 1996 EIR
noted that on-site traffic noise would be a minor component of noise on the site
City of Dublin Page 51
Initial Study/Schaefer Ranch Unit 3 October 2015
(Impact 11B.). Increases in off-site noise as a result of traffic generated on the
Schaefer Raiuh was identified as a less-than-significant level (see Impact 11E). The
proposed project, if approved, would slightly increase the number of vehicle
trips(see Section 15 of this Initial Study, Transportation). The increase in associated
vehicle noise on the site would not be substantial. Therefore no new or more
severe significant impacts would result than were analyzed in the 1996 EIR.
d) Substantial tefriporary or periodic irTCrease in c���ibient �loise levels in tlie project vicinity
nbove levels witliout tlze project? No New Impact. Future grading and construction
activities on the project site are limited to weekdays between 7:30 am and 5 pm by
Mitigation Measure 11.A.1 contained in the 1996 EIR. No new or more severe
significant impacts have been identified in this Initial Study than were analyzed in
the 1996 EIR.
e, f) For a ���oject loccrted withiri an airport larid l.ise plan or private airstrip, would the project
expose people to excessive noise levels? No New Impact. As noted in the
Environmental Setting section, the Schaefer Ranch site is not located near any
public or private airports or airstrips and no impact would result with regard to
this topic.
13. Population and Housing
Environmental Settin�
The Subareas included in this project are vacant and contain no dwellings.
Schaefer Ranch EIR
The Schaefer Ranch EIR identified less-than-significant or a beneficial impacts
with regard to population growth (Impact 2A), housing stock(Impact 2B),
affordable housing (Impact 2C), employment (Impact 2D),jobs/housing balance
(Impact 2E), sales tax revenues (Impact 2F), property tax revenues (Impact 2G)
and competitive impacts (Impact 2H). No mitigation measures regarding
population or housing impacts were included in the 1996 EIR.
Project Im�acts
a) I�Tduce substantial population growtli in an area, eitlier direcfly or iridi��ectly? No New
Impact. Approval of the proposed project would increase the permanent
population on this portion of the overall Schaefer Ranch project. However, the
total number of dwellings within the overall Schaefer Ranch should the project be
approved (420 dwellings) would be fewer than analyzed in the 1996 EIR (474
d�vellings) and entitled in the current subdivision map (466 dwellings). No impact
with regard to substantial population growth is therefore anticipated and no new
or more severe significant impacts regarding population growth have been
identified in this initial study than were identified in the 1996 EIR.
b,c) Would t�ie project displace substantial numbers of existing liousing i�nits or people? No
New Impact. The project site is vacant and no housing units or people would be
displaced should the project be approved.
City of Dublin Page 52
Initial Study/Schaefer Fianch Unit 3 October 2015
14. Public Services
Environmental Settin�
The following provide essential services to the community:
• Fire Protection. Fire protection services are provided by the Alameda County
Fire Department. The Department provides fire suppression, emergency
medical response, fire prevention, education, building inspection services and
hazardous material control. The nearest station to the project site is Station
No. 16, located at 7494 Donohue Drive in western Dublin. The original
development plan for Schaefer Ranch depicted a site for a future fire station.
Subsequently, the Alameda County Fire Department determined that there
was no need for a station in this location and the City of Dublin allowed the
fire station site to be converted to another land use.
• Police Protection: Police and security protection is provided by the Dublin
Police Services Department, headquartered at the Dublin Civic Center.
• Schools. The Dublin Unified School District provides K-12 educational
services.
• Librarv Services: Alameda County Library service.
• Maintenance. Maintenance of streets, roads and other governmental facilities
is the responsibility of the City of Dublin.
The City and related service providers, including the Dublin Unified Scllool District,
also charge impact fees on new development, which is generally collected at the time
building permits are issued and are used to help off-set project impacts to service
providers.
Schaefer Ranch EIR
The 1996 Schaefer Ranch EIR contains the following impacts regarding public services:
• Impact 7.3C identified a significant impact with regard to Fire Department
emergency response times to the Schaefer Ranch. Adherence to Mitigation
Measures 7.3.1 through 6 will reduce this impact to a less-than-significant level.
These measures require reservation of a fire station site and staffing of a new fire
station in western Dublin, imposition of fire protection measures on future
subdivision maps in the Schaefer Ranch and planting of fire resistant vegetation
surrounding dwellings on the Schaefer Ranch.
• Impact 7.3D identified a significant impact related to meeting response times to
the Schaefer Ranch site by emergency vehicles. Individual developments in the
Schaefer Ranch will be required to adhere to Mitigation Measures 7.3.1 and 7.3.8
City of Dublin Page 53
Initial Study/Schaefer Ranch Unit 3 October 2015
to reduce this impact to a less-than-significant level. Mitigation Measure 7.3.1
required dedication of a fire station in West Dublin that would contain
emergency medical response equipment. Mitigation Measure 7.3.8 requires an
educational program to residents focusing on emergency medical response
times.
• Impact 7.3E notes a significant impact with regard to wildland-structural fires,
that would be reduced to a less-than-significant level by adherence to Mitigation
Measure 7.3.2— 7.3.5. This measure requires planting of fire-resistant vegetation
between buildings and wildland areas, provide for emergency vehicle access and
discing of fire breaks.
• Impact 7.3F identified a significant impact with regard to lack of fire hydrants in
the Schaefer Ranch area. Adherence to Mitigation Measure 7.3.3, that requires
installation of DSRSD-approved fire hydrants within the Schaefer Ranch
development.
• Impact 7.3G noted an impact with regard to an increase of combustible materials
on the site. Mitigation Measures 7.3.1 and 7.3.4 require measures such as the use
of appropriate materials as part of future construction, including Class A roof
material and non-combustible walls, such as stucco, installation of interior fire
sprinlclers and similar techniques, to reduce this impact to a less-than-significant
level.
• Impact 7.3H noted fire impacts with regard to burning of vegetation on the
Schaefer Ranch that would be significant. Adherence to Mitigation Measure 7.3.5
requires that landscape plans for the project exclude high combustion plant
species in favor of fire retardant plants. The measure also requires approval of a
fuel modification plan to reduce fuel load adjacent to future houses and that
perimeter landscaping be irrigated. With adherence to this measure, Impact 7.3H
is less-than-significant.
• Impact 7.3I identified an impact with regard to street and road access into the
Schaefer Ranch site for emergency vehicles and to maneuver on the Ranch.
Adherence to Mitigation Measure 7.3.6 reduced this impact to a less-than-
significant level by requiring roads within the Schaefer Ranch meet fire
department design standards, including appropriate road surfaces, maximum
gradients, length of cul-de-sac roads and similar items.
• Impact 7.3J noted potential impacts with regard to life safety impacts with
approval of the Schaefer Ranch project, including allowing sufficient time for
occupants to escape buildings in the event of an emergency. Adherence to
Mitigation Measure 7.3.1, 7.3.7 and 7.3.8 reduces this impact to a less-than-
significant level. Mitigation Measure 7.3.1 is described above. Mitigation
Measures 7.3.7 and .8 require implementation of an education and self-inspection
program for future residents to allow sprinklers to remain in place and
implementation of a Community Education Program focusing on medical
emergencies.
City of Dublin Page 54
Initial Study/Schaefer Ranch Unit 3 October 2015
• Impact 7.4A identifies a significant impact with regard to an increase in the
number of calls for service based on development of the Schaefer P.anch and the
need for additional police staffing and equipment. Adherence to Mitigation
Measure 7.4.1 and 7.4.2 reduced these impacts to a less-than-significant level.
These measures require the Schaefer Ranch developer to prepare a budget
strategy to increase police staffing and equipment to serve the project and that
adequate security services can be provided to regional trails in the area by East
Bay Regional Park District.
• Impact 7.4B notes a significant impact with regard to site security in terms of
visibility of dwellings and police response times. Adherence to Mitigation
Measure 7.4.3 requires police department review of individual development
projects to ensure that safety and security components are included in project
designs, including proper visibility, access and similar components and reduced
this impact to a less-than-significant level.
• Impact 7.8A identified a significant impact with regard to other municipal
services, such as building and safety, engineering, planning, and general
governmental services provided by the City of Dublin. Ot11er governmental
services are provided by Alameda County, including libraries, welfare and
similar functions. Adherence to Mitigation Measure 7.8.1 will reduce this impact
to a less-than-significant level. This measure requires that the City of Dublin
analyze other municipal service costs to ensure that satisfactory services can be
provided as part of a Development Agreement.
• Impact 7.9A notes a potentially significant impact with regard to the amount of
solid waste generated by new land uses on the Schaefer Ranch site. The Schaefer
Ranch EIR includes Mitigation Measures 7.9.1 and 7.9.2 to reduce this impact to a
less-than-significant level. These measures requires the applicant to furnish the
City a "will serve" letter from the solid waste collector confirming that solid
waste collection and disposal services are available to serve the project and that
commercial portions of the Schaefer Ranch area provide on-site areas for
recycling.
• Impact 7.10A identified an impact with regard to school district boundaries and
school facilities. When the 1996 EIR was prepared, neither the Castro Valley
Unified School District or the Dublin Unified School District had the capacity to
accommodate additional students generated by the Schaefer Ranch development.
Adherence to Mitigation Measure 7.10.1 reduced this impact to a less-than-
significant level. It requires that, prior to residential occupancy, the City verify
that attendance boundaries between the two school disfiricts have been resolved,
that the Development Agreement for the project provide for payment of school
fees by project developers and that the applicable school district has been
consulted with regard to siting of any new schools required to serve the Schaefer
Ranch project. This action has been completed.
These mitigation measures continue to apply to the currently proposed project.
City of Dublin Page 55
Initial Study/Schaefer Ranch Unit 3 October 2015
15. Recreation
Environmental Settin�
Project Subareas currently vacant and contains no City or regional parks.
The City of Dublin Parks and Recreation Master Plan indicates that local parks are
planned to be constructed north of Subarea 1 and a regional trail is planned to extend
through the approximate center of the Schaefer Ranch project. The regional trail has
been completed and accepted by the East Bay Regional Park District. A staging area for
the regional trail has been constructed in the eastern portion of Schaefer Ranch and is
currently operational.
Schaefer Ranch EIR
The 1996 EIR contains the following impacts and mitigation measures with regard to
parks and recreation facilities.
• Impact 7.6A identified an impact to open space management issues within the
Schaefer Ranch, including balancing public use of open space areas and overuse
of environmentally fragile areas. Adherence to Mitigation Measures 7.6-1
requires preparation of an Open Space Management Plan that would identify
open space areas, specific issues and funding sources for open space areas.
• Impact 7.6B notes a potentially significant impact with regard to the need for
additional parks within the Schaefer Ranch project to serve the anticipated
increase of on-site residents. Mitigation Measures 7.6.2 through 7.6.4 requires the
provision of local parks, a regional trail and payment of in-lieu park fees to the
City of Dublin for neighborhood and community parks. Park sites offered to the
City shall be reviewed for developability as a park in terms of geotechnical
considerations, availability of services and other conditions. With adherence to
these measures, Impact 7.6B will be less-than-significant. These facilities have
been provided.
• Impact 7.6C notes a potentially significant impact with regard to internal open
space, including on-going maintenance, fire suppression, weed abatement,
erosion control and slope stability. Mitigation Measure 7.6.5 requires the City of
Dublin to impose conditions of approval on specific developinent projects within
the Schaefer Ranch, including ownership of graded slopes with heights of 15 feet
or greater, maintenance of access points to open space areas, provision of a
permanent management entity for internal and perimeter open space areas.
• Impact 7.6E relates to an impact with regard to the proposed regional trail and
other on-site trail facilities being consistent with EBRPD standards. Adherence to
Mitigation Measures 7.6.8 and 7.6.9 reduces this impact to a less-than-significant
level. These measures require the City of Dublin to verify that regional trail
facilities and linkages are consistent with EBRPD standards.
These mitigation measures continue to apply to the proposed project.
City of Dublin Page 57
Initial Study/Schaefer Ranch Unit 3 October 2015
Project Im�acts
a) Would the project i�icrease the use of existing neiglz�orliood or regiorial pnrks? No New
Impact. Approval and construction of the proposed project would not increase the
use of nearby City and/or regional recreational facilities from that analyzed in the
1996 EIR, since the total number of dwellings within the overall Scllaefer Ranch
should the project be approved (420 dwellings) would be fewer analyzed in the
1996 EIR (474 dwellings) and entitled in the current subdivision map (466
dwellings). No recreational facilities are proposed as part of the current project.
Therefore, no new or more severe significant impacts with regard to use of parks
would occur beyond those analyzed in the 1996 EIR.
b) Does the project include recreatiorial facilities or require the construction of recreational
facilities? No New Impact. See item "a," above.
16. Transportation/Traffic
Environmental Settin�
The project site is served by Dublin Boulevard, a major east-west arterial road that has
been extended into Schaefer Ranch. Dublin Boulevard links Schaefer Ranch with central
Dublin as well as providing regional access to the I-580 freeway. North-south access to
and from the project site is provided by Schaefer Ranch Road that intersects with
Dublin Canyon Road south of the I-580 freeway.
Public transit to West Dublill is provided by the Livermore Amador Valley Transit
Authority that operates WHEELS, a fixed and demand based bus service in Dublin,
Pleasanton and Liverinore. The closest bus line to Schaefer Ranch is Route 3 that
extends as far west as the intersection of Dublin Boulevard and Silvergate Drive. Route
3 provides fixed weekday and Saturday service to Stoneridge Mall, Hacienda Business
Park, the Dublin/Pleasanton BART station and other points within Dublin.
As noted in the Recreation section above, a regional multi-use trail has been constructed
within the Schaefer Ranch site and dedicated to the East Bay Regional Park District. A
trailhead has also been built.
Dublin Boulevard has been designed to accommodate bicyclists (2008 Addendum).
Schaefer Ranch EIR
The 1996 Schaefer Ranch EIR contains the following traffic and circulation significant
impacts and mitigation measures.
• Impact 4A identifies a significant impact with regard to additional traffic at the
Silvergate Drive/Dublin Boulevard intersection causing this intersection to
operate at an unsatisfactory level of service. Adherence to Mitigation Measure
4.A1 would reduce this impact to a less-than-significant level and requires
developments within the Schaefer Ranch to contribute a fair share contribution to
City of Dublin Page 58
Initial Study/Schaefer Ranch Unit 3 October 2015
a traffic signal at this intersection and associated widening of this intersection.
This measure has been completed.
• Impact 4B noted a significant impact with regard to future traffic at the San
Ramon Road/Dublin Boulevard intersection as a result of traffic from Schaefer
Ranch. Mitigation Measure 4.B.1 requires the Schaefer Ranch developer to
contribute a fair share contribution to widening and improving this intersection
to accommodate future project traffic. With such a payment, this impact will be
less-than-significant. This mitigation measure has been completed.
• Impact 4F identified an impact with regard to significant impacts at the Hansen
Drive/Dublin Boulevard intersection as a result of Schaefer Ranch traffic.
Adherence to Mitigation Measure 4.F.1 reduced this impact to a less-than-
significant level by requiring the Schaefer Ranch project developer to contribute
a fair share portion of the cost of installing a traffic signal at this intersection. This
measure has been completed.
• Impact 4G identified a significant impact at the Schaefer Ranch/Dublin Canyon
Road intersection due to future traffic from Schaefer Ranch. Adherence to
Mitigation Measure 4.G.1 reduces this impact to a less-than-significant level and
requires the developer to contribute a fair share amount of the cost to signalizing
this intersection and to making related improvements to Dublin Canyon Road.
• Iinpact 4H notes a significant impact with regard to future traffic at Schaefer
Ranch Road and Dublin Boulevard. Adherence to Mitigation Measure 4.H.1
reduces this impact to a less-than-significant impact by requiring the Schaefer
Ranch developer install a traffic signal at this intersection. This measure has been
completed.
� Impact 4L identified a significant cumulative impact with regard to future traffic
conditions at Eden Canyon Road/Palomares Canyon Road and a I-580
interchange due to future traffic plus the Schaefer Ranch's contribution to future
traffic conditions. Mitigation Measure 4.L.1 reduced this impact to a less-than-
significant level by requiring the project applicants to contribute a fair-share
portion of future signal costs at the intersection of Eden Canyon Road/I-580 EB
ramps and the intersection of Palo Verde Road/I-580 EB ramps. The fair-share
contribution shall be determined by a future fee study based on trips using these
intersections.
• Impact 40 identified a potentially significant impact with regard to transit access
to the Schaefer Ranch site, specifically that no pubic transit stops exist near the
Ranch. Mitigation Measure 4.0.1 requires the City of Dublin to consult with
public transit districts to make necessary transit arrangements for future transit
provisions. The City shall require a park-and-ride lot, if appropriate, as well as a
transit stop, bus turning radii and other facilities to support transit.
• Impact 4R identified a significant impact with the provision of pedestrian and
bicycle access within the Schaefer Ranch development and with providing
City of Dublin Page 59
Initial Study/Schaefer Ranch Unit 3 October 2015
regional linkages to existing bicycle and pedestrian systems. Mitigation Measure
4.R.1 throug114.R.3 reduced this impact to a less-than-significant level by
requiring Dublin Boulevard to accommodate bicycles, extending the
pedestrian/equestrian trial under I-580 to connect with Dublin Canyon Road and
providing proper signs and markings for tt-ail crossings.
These mitigation measures continue to apply to the proposed project.
Pro�ct Im�acts
a) Conflict with applicable plans related to the effectiveness of the cTrculation system,
including aU modes of travel, including intersections, streets, highways and other
components? No New Impact. The proposed project would slightly reduce peak
hour vehicle trips to local and regional roads than was analyzed in the 1996 EIR.
This would be 18 fewer AM peak hour trips and 18 fewer PM peak 11our trips. This
is shown on Table 2, below.
Table 2. Residential Peak Hour Trip Generation Comparison
Land Use Dwelling Units A.M. Peak Hour P.M. Peak Hour
Trips Trips
Induded in 1996 EIR
Single Family- 400 296 401
detached
Single Family- 74 33 41
Attached
Totnl Tri s -- 329 442
Pro osed Develo me�it
Single Family- 420 311 424
detached
Total Pro osed Tri s -- 344 424
Net Change -18 -18
Note: Trip rates based on Table 4-5 contained in the 1996 Schaefer Ranch EIR, updated by City of
Dublin staff (2015). Trip rates as documented in 1996 EIR.
There would be fewer peak trips than analyzed in the Schaefer Ranch EIR.
Therefore, the proposed project would result in less of an impact to roadways
than the project analyzed in the 1996 EIR.
As required by various mitigation measures contained in the 1996 EIR, the project
developer has installed a traffic signal system at the Dublin Boulevard/Schaefer
Ranch Road intersection as well as paid fair share contributions to improvements
at the Silvergate Drive/Dublin Boulevard intersection, the San Ramon
Road/Dublin Boulevard intersection, the Hansen Drive/Dublin Boulevard
intersection, the Schaefer Ranch Road/Dublin Canyon Road intersection, the
Dublin Boulevard/Schaefer Ranch Road intersection and the Eden Canyon Road-
Palomares Road/I-580 interchange.
City of Dublin Page 60
Initial Study/Schaefer Ranch Unit 3 October 2015
Based on discussions with the Dublin Public Works Department, the above
iinprovements 11ave constructed, have been bonded for, or fees have been paid to
the City as required by the various 1996 EIR Mitigation Measures.
Thus, no new or more severe significant impacts beyond those analyzed in the
1996 would result.
b) Conflict witli an applicable conges�ion management program, including level of service
standc�rds, frc�vel demand measures and other applicable standards? No New Impact.
Although the applicant is requesting an amendment to the Dublin General Plan,
the project would not generate a minimum of 100 P.M. peak hour vehicle trips,
which is the threshold of significance for the local congestion management plan.
No new or more severe signiricant impacts beyond those analyzed in the 1996 EIR
would result.
c) CliarTge iri �zir trczffic�atterrTS? No New Impact. Since the proposed project includes
residential uses, it would have no impact on air traffic patterns. No new or more
severe impacts would result with respect to this topic than was previously
analyzed in the 1996 EIR.
d) Substantially increase hazards due to a design feature or incompatible use? No New
Impact. Future residential development that would be allowed by the project
approvals would be served by existing roadways and access easements that have
been designed to City engineering standards and criteria.
As identified in the Project Description, the applicant has requested a modification
of 1996 EIR Mitigation Measure 4.G.1. Among other requirements, this measure
required the project applicant to contribute a fair share portion of financing a
traffic signal at the Schaefer Road/ Dublin Canyon Road intersection. Alameda
County Public Works Departrnent have submitted documentation that signal
warrants in this location have not been met. The project applicant has requested
that Mitigation Measure 4.G.1 be modified, but that the project applicant be
responsible for improvements at this intersection, including a contribution for a
future signal when and if warrants are met.
Therefore, no new or more severe significant impacts beyond those analyzed in the
1996 EIR would result with respect to design hazards.
e) Result in inadeqti�c�te emerger2cy access? No New Impact. Dwellings included in the proposed
project within Subareas 1 and 2 would be served by existing roads that would provide
adequate emergency access. No new or more severe significant impacts with regard to
emergency access would occur beyond those analyzed in the 1996 EIR.
f) Cofiflict with policies, plans or programs supporting alternative transyortation pla�ls or
result in hazards or barriers for pedestrians or bicyclists? No New Impact. The overall
Schaefer Ranch project includes features that promotes pedestrian and bicycle use
as required by Mitigation Measures 4.R.1 —4.R.3, including allowing bicycle traffic
along Dublin Boulevard and including sidewalks along major sidewalks No new
City of Dublin Page 61
Initial Study/Schaefer Ranch Unit 3 October 2015
or more severe significant impacts regarding alternative transportation modes
would occur beyond those analyzed in the 1996 EIR.
17. Utilities and Service Systems
Environmental Settin�
The project site is currently served by the following service providers:
• Potable water supply: Dublin San Ramon Services District (DSRSD)
• Sewage collection and treatment: DSRSD
� Solid waste service: Amador Valley Industries.
• Electrical and natural gas power: Pacific Gas and Electric Co.
• Communications: AT & T (formerly Pacific Bell).
Schaefer Ranch EIR
The 1996 EIR contains the following significant impacts and mitigation measures with
regard to utilities and service systems.
• Impacts 7.1A and 7.1B identified significant impacts with regard to lack of a
water system on the project site and constraints on water supply. These impacts
were reduced to less-than-significant levels by adherence to Mitigation Measures
7.1.1 through 7.1.8. These measures require incorporation of water conservation
features into the project, designing and constructing water systems to meet
DSRSD engineering standards, construction of a new water reservoir on the site,
issuance of a will-serve water service letter from DSRSD, appropriate phasing of
the water system and similar elements.
• Impact 7.2A was identified as a significant impact related to the adequacy of
wastewater collection and treatment facilities. Adherence to Mitigation Measures
7.2.1 through 7.2.12 would reduce this impact to a less-than-significant level.
These measures require issuance of a "will-serve" letter from DSRSD indicating
that adequate wastewater disposal capacity is available, requiring the applicant
to update the local wastewater collection system master plan, requires the
project developer to obtain wastewater connections from DSRSD, requires use of
recycled water for open space areas, requires annexation of the Ranch to DSRSD,
requires that all wastewater facilities be constructed to DSRSD engineering
standards, requires that treated effluent from the project meet Regional Water
Quality Control Board standards and other related items.
• Impact 7.2C noted a significant impact with regard to disposal of treated
wastewater that will be reduced to a less-than-significant level by adherence to
Mitigation Measure 7.2.1, 7.2.2 and 7.2.4.
City of Dublin Page 62
Initial Study/Schaefer Ranch Unit 3 October 2015
• Impact 7.2D identified a significant impact with regard to �n�astewater
improvements. Mitigation Measure 7.2.6 reduced this impact to a less-than-
significant level.
• Impact 7.9A noted a significant impact with regard to solid waste capacity.
Mitigation Measure 7.9.1
The above mitigation measures continue to apply to the proposed project.
Pro�ect Im�acts
a) Exceed wastewater treatme�it requiremerits of tlle RWQCB? No New Impact. Mitigation
Measure 7.2.8 contained in the Schaefer Ranch EIR requires the project to meet
treated effluent stalzdards adopted by the Regional Water Quality Control Board.
Based on the will-serve letter issued by DSRSD for the overall Schaefer Ranch
project, adequate wastewater treatment and disposal capacity exists to serve
development planned in the Schaefer Ranch development so that no new or more
severe significant impacts would result. The currently proposed project would
generate less wastewater than the total number of dwellings and the commercial
development originally planned and approved for this portion of the overall
Schaefer Ranch development. The local service provider recently documented that
adequate wastewater treahnent capacity exists to serve the proposed project and
would not exceed regional water quality bard discharge standards (source: Stan
Kolodzie, DSRSD engineer, 12/17/14). Therefore, no new or more severe
significant impacts are anticipated with respect to this topic than were analyzed in
the previous EIR prepared for the Schaefer Ranch project.
b) Require �iew water o��wastewater trectt��rTent fitcilities or expansio�i of existing facilities?
No New Impact. Water and wastewater extensions from existing utility facilities
would need to be constructed to serve the amount of development proposed for
the two subareas. According to a representative of DSRSD, the need for increased
water, wastewater collection, treatment and disposal facilities from the
construction of the proposed project would not result in a new or more severe
significant impact than was analyzed in the 1996 EIR document and as contained
in current General Plan land use build-out assumptions (source: Stan Kolozdie,
DSRSD, 12/17/14).
The issue of wastewater treatment facilities is addressed in subsection "a," above.
Overall, no new or more severe significant impacts would occur with regard to
water and wastewater provision than was analyzed in the 1996 EIR.
c) Reqifire new storrn drairiage facilities? No New Impact. Impacts related to drainage
impacts and mitigation measures from the 1996 EIR are contained in Section 8 of
this Initial Study. Based on the analysis contained in that section, no new or more
severe significant impacts related to storm drainage facilities beyond those set
forth in the 1996 EIR have been identified.
d) Are si�fficie�lt water supplies availc�ble? No I�Tew Impact. See item "b," above.
City of Dublin Page 63
Initial Study/Schaefer Ranch Unit 3 October 2015
e) Adequate wastewater ca�acity to serve tlie pro�osed project? No New Impact. See
response to "a," above.
f) Solid waste disposal? No New Impact. Adherence to Mitigation Measure 7.9.1
contained in the 1996 EIR reduced the impact to solid waste facilities as a result of
the proposed project to a less-than-significant level. This mitigation requires the
solid waste provider to issue a will-serve letter prior to issuance of a tentative
subdivision map. Based on information provided by Amador Valley Industries,
the franchised solid waste and recycle hauler for the City of Dublin, adequate
capacity exists in the Altamont Landfill to accommodate the quantity of solid
waste generated by this project (per. comm., Karen Brighi, Amador Valley
Industries, 7/21/08). With adherence to Mitigation Measure 7.9.1, no new or more
severe significant impacts beyond those analyzed in the 19y6 EIR with regard to
solid waste would occur.
g) Corriply witlz federal, stc�te arid loer�l statutes and regitlations relczted to solid waste? No
New Impact. The existing service provider will ensure adherence to federal, state
and local solid waste regulations should the proposed development applications
be approved. No impacts are anticipated in this regard.
18. Mandatory Findings of Significance
a) Does tl2e project]iave the potential to degrade tlze quality of the erivironme�it, substaritic�lly ��edT.�ce
tlie lzabitat of a fisli or wildlife species, cause a fish or wildlife population to drop below self-
si�stctiriirTg levels, tlireaten to elirninate a plant or animal community, reduce the numbe�-of or
restrict tlie r�znge of a rr�re or endc�ngered plant or anilrial or elirrzinate ir�iportar2t exatnples of tlie
major�eriods of California lzistory or prel�istory? No. Potential impacts related to substailtial
reduction of fish or wildlife species or their respective species, reduce the range or
number of endangered plant or animal species or eliminate examples of major period of
California history or prehistory on the Schaefer Ranch site area have been analyzed and
mitigated in the 1996 Schaefer Ranch EIR The proposed project would cause no new or
substantially more severe significant impacts on biological or cultural resources beyond
those identified in the previous EIR.
b) Does tl�e project have irnpacts tlic�t are individually ltmited, but curnitic�tively co2�tsiderable?
("Cumulatively considerable" means that the incremental effects of a 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). No. Significant and
unavoidable impacts have been identified with regard to secondary impacts on native
plants, regional pollutant emissions, cumulative loss of open space and cumulative loss of
vegetation and wildlife. The proposed project would not result in additional or more
severe significant cumulative impacts than have been previously analyzed by the City in
the 1996 EIR.
c) Does tlie project have environmenfczl effects, wj�ich will cause substantial adverse effects on )iul�i�rn
beit7gs, eithe�� directly or iyidirectly? No. No such impacts have been discovered in the course
of preparing this Initial Study.
City of Dublin Page 64
Initial Study/Schaefer Ranch Unit 3 October 2015
Initial Study Preparers
Jerry Haag, Urban Planner, project manager
Jane Maxwell, report graphics
Agencies and Organizations Consulted
The follo�ving agencies and organizations were contacted in the course of this Initial
Study:
City of Dublin
Luke Sims, AICP, Community Development Director (former)
Jeff Baker, AICP, Assistant Community Development Director
Michael Porto, Project Manager
Kathleen Faubion, Assistant City Attorney
Captain Tom McCarthy, Police Services Department
Bonnie Terra, Alameda County Fire Department
Dublin San Ra�non Services District
Rhodora Biagton, senior engineer
California DepartliierTt of Toxic Si�bstances Cont�rol (DTSC)
Website
Applicc�nt Re�resentatives
Doug Chen, Discovery Builders
References
Say Area Air Quality Management District, CEQA Guidelines, 2012
California Department of Toxic Substances Control, website, November 2014
CEQA Addendum to the Schaefer Ranch Final Environmental Im�act Re�ort,
2008.
Dublin General Plan, City of Dublin, Updated through 2/18/14
Final Environmental Im�act Re�ort for Schaefer Ranch Project/General Plan
Amendment, WPM Planning Team, 1996
Parks and Recreation Master Plan, City of Dublin.
City of Dublin Page 65
Initial Study/Schaefer Ranch Unit 3 October 2015
EXHIBIT B
STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City
of Dublin adopted a Statement of Overriding Considerations for those impacts identified
in the Schaefer Ranch EIR as significant and unavoidable (Resolution No. 76-96, July 9,
1996). The City Council carefully considered each impact in its decision to approve
urbanization of the Schaefer Ranch through approval of a General Plan Amendment
and the Schaefer Ranch Planned Development Zoning and Land Use and Development
Plan. The City Council is currently considering a General Plan Amendment, a PD
rezoning amendment and related development applications for Unit 3 of the Schaefer
Ranch.
More specifically, the project involves a resubdivision of a portion of Unit 3 at the
terminus of Dublin Boulevard, known as Schaefer Way. The resubdivision would create
19 residential lots in lieu of six existing lots on the site. The project also involves a
modification of Mitigation Measure 4.G.1 contained in the 1996 EIR that required the
project developer to pay a fair share of the cost to signalize the Dublin Canyon
Road/Schaefer Ranch Road intersection. The proposed action would delete this portion
of Mitigation Measure 4.G.1 since it has been documented by Alameda County Public
Works Department that signal warrants are not met.
The area described above is in Schaefer Ranch and was addressed in the certified
Schaefer Ranch EIR. Pursuant to CEQA Guidelines section 15162, the City prepared
an Addendum to the 1996 Schaefer Ranch EIR for the current project described above.
The Addendum is based on a completed Initial Study that identified no additional
significant unavoidable impacts for the current project; however, the Schaefer Ranch
EIR identified three significant unavoidable impacts, for which statements of overriding
considerations were adopted for the related 1996 project approvals. Pursuant to a 2002
court decision, the City Council must again adopt overriding considerations for the
previously identified unavoidable impacts that apply to the current Project.'
The City Council believes that many of the unavoidable environmental effects identified
in the Schaefer Ranch EIR will be substantially lessened by mitigation measures
adopted with the previous approvals and by the environmental protection measures
included in the current project design or adopted through the project approvals, to be
implemented with the development of the project on the sites described above. Even
with mitigation, the City Council recognizes that the implementation of the current
project on the above described sites carries with it unavoidable adverse environmental
effects as identified in the Schaefer Ranch EIR. The City Council specifically finds that
to the extent that the identified adverse or potentially adverse impacts for the project
have not been mitigated to acceptable levels, there are specific economic, social,
1 "public officials must still go on the record and explain specifically why they are approving the later project
despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v.
California Resources Agency 103 Cal. App. 4`h 98. (2002)
2524514.1 Page 1 of
Exhibit B
environmental, land use, or other consicierations that support approval of the current
project.
2. Unavoidable Siqnificant Adverse Impacts from the Schaefer Ranch EIR. The
following unavoidable significant envirc�nmental impacts identified in the Schaefer
Ranch EIR for future development of Schaefer Ranch apply to the current project.
Vegetation and Wildlife, Impact 6E. Secondary effects on native plants and wildlife.
Air Quality Impact 12D. Regional pollutar�t emissions.
Cumulative Impact 18.4D. Cumulative vec�etation and wildlife impacts.
3. Overridinq Considerations. The City Council previously balanced the benefits of
the Schaefer Ranch project approvals a�ainst the significant and potentially significant
adverse impacts identified in the Schaefer Ranch EIR. The City Council now balances
those unavoidable impacts that apply to future development on the current project site
against its benefits, and hereby determines that such unavoidable impacts are
outweighed by the benefits of the current project as further set forth below. The City
declares that each one of the benefits included below, independent of any other
benefits, would be sufficient to justify a�proval of the current project and override the
current project's significant and unavoidable impacts. The substantial evidence
demonstrating the benefits of the current project are found in these findings, and in the
record as a whole for the current project.
The current project will further the urbanization of the Schaefer Ranch area as planned
through the comprehensive framework e�tablished in the original Schaefer Ranch Land
Use and Development Plan. The current project provides for approximately 10.26 acres
of permanent open space on the west side of Schaefer Ranch that does not currently
exist. Future lots that will be allowed by the Project would be of a size and configuration
more consistent with other nearby residential lots in Schaefer Ranch. By adding new
dwelling units, the Project will assist the City in providing unique lotting opportunities
and housing options as set forth in the �dopted Housing Element of the General Plan.
The project will create new revenue for the City, County, and State through the transfer
and reassessment of property due to the improvement of the property and the
corresponding increase in value. The project will contribute funds to construct schools,
parks, and other community facilities that are a benefit Citywide. Development of the
project site will provide construction employment opportunities for Dublin residents.
2524514.1 Page 2 of
C��pF D�R_
�
/�i � �� STAFF REPORT
1`�i�� PLANNING COMMISSION
�����
IFOR
DATE: October 13, 2015
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PLPA-2015-00017. Trumark/Regional Street Site
Development Review, Vesting Tentative Map, and Conditional Use Permit
for a new residential project
Report prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The Applicant, Trumark Homes LLC, is requesting approval of an application to construct 60
townhomes on an approximately 2.7 acre site at 7144 Regional Street in Downtown Dublin. The
project will include the construction of the residential buildings, site circulation and landscape
improvements, and street improvements along Regional Street and San Ramon Road along the
project frontages. The Applicant is seeking site and architectural (SDR) approval, a Vesting
Tentative Map to create condominium units, and a Conditional Use Permit to authorize a
reduced guest parking standard of 0.6 spaces per residential unit instead of 1.0 guest spaces
per unit as otherwise required by the Zoning Ordinance.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt the following Resolutions: a) Approving a Conditional Use Permit
for a Parking Reduction for an Individual Use for the 60-unit Trumark Residential Project at 7144
Regional Street in Downtown Dublin; b) Approving Site Development Review for the 60-unit
Trumark Residential Project at 7144 Regional Street in Downtown Dublin; and c) Approving
Vesting Tentative Map 8295 for the Trumark Residential Project at 7144 Regional Street
���-yv-� � � �
Submitted By Revi d By
Principal Planner Assistant Community Development Director
COPIES TO: Applicant
File e
ITEM NO.: O��
Page 1 of 7
G:\PA�2015\PLPA-2015-00017 Trumark at Regional SDR-CUP-VTM\PC Mtg 10.13.2015\PCSR Trumark 10.13.2015.docx
PROJECT DESCRIPTION:
Background:
The subject property is 2.7 acres in size and is located within the Downtown Dublin Specific
Plan area. Horizon Irrigation, which utilizes an existing 8,640 square foot building on the
property, has an outdoor storage yard, and associated parking and landscaping areas that will
be demolished and replaced with the proposed residential neighborhood.
Figure 1: Vicinity Map
The 2.7 acre property is generally :r � .,'� , �- � �� r -
'+.V . i��+ .
flat, is rectangular in shape, and has � �� �� � �:
frontage on two public streets �.`�� '$ ''`r-
Regional Street (210 linear feet) and �' , �' �;: ,�,�:°�=-�`��''"
� ' � � - p �..
� 3 .;
San Ramon Road (260 linear feet). �;{: " _
,�
Figure 1 shows the property and its �`� ''� '� �' ` �. � �
,� ' -:.... ,., .,
s �� � a., .�-� � , �. ��� �� �_
surroundings within Downtown ,�� � ,, _ �
Dublin. Surrounding uses include � „a� - ; �, .-;�-�y �'
the Almond Plaza Shopping Center "� � " �� � ��� `" " � � �� �
. . . � � n�� ..�_ `.�����, �� y.—' ��
to the north, Popeye's Chicken fast � � ��� ,�: �,, y�.�. .
food restaurant and an undeveloped K:� ` - ,�
site to the south, the Sofi Apartments �'`� � �"�, `" � ��� � �" � :��T��
to the west across San Ramon e � ` '�` , �
Road, and the CVS/Savers/Sports `'-�`��" % ,�� � � � � t
,.
:� , .� �;
Authority-anchored shopping center � k£=` ,- , � ��,_� '; ��i�!,..�r�`� -
to the east across Re ional Street. � . , #� ` ,�� �'��Q � " ` ' ``� � ��
g ��,, �'� y k �. �y��.�
� � , �
The site is in the Retail District of the ;r,'���':��',� '�' , , �'��;-�
Downtown Dublin Specific Plan and
has a General Plan land use designation of Downtown Dublin — Retail District. The property
zoning is Downtown Dublin Zoning District.
Proposed Project
Trumark Homes, LLC has submitted three applications related to the project: a Site
Development Review application to construct 60 residential townhouse-style condominium units
in nine buildings, a Vesting Tentative Map application to subdivide the single 2.7-acre lot into
multiple Air Space Condominium lots and Common Open Space parcels, and a Conditional Use
Permit application for a parking reduction to the City's guest parking requirements.
Each of these applications are described in more detail in the sections below.
ANALYSIS:
Site Development Review
The Trumark/Regional Street neighborhood is designed to incorporate a contemporary
approach to the architecture and a more urban flavor than a typical townhome development,
designed to complement the urban feel of Downtown Dublin. The neighborhood has visual
accessibility onto the existing public streets, with Regional Street to the east providing the main
entry point into the project and minimal setbacks to the public right-of-way to encourage and
engage the residents into the larger retail community. Proposed pedestrian walkways within the
project are conveniently tied to the adjacent public sidewalks, and plantings and hardscape
2 of 7
elements are used to create an attractive community atmosphere. The overall architectural and
landscape theme is intended to encourage pedestrian access and mobility and provide the
project with design cohesiveness between the residences and the surrounding outdoor spaces.
The Project Plans in their entirety are included as Exhibit A to Attachment 1. The various sheets
within the plan set will be referenced in the sections below.
Access and Circulation — Resident and guest access to the project site is from a driveway off
Regional Street. Emergency vehicles will also enter the site from this driveway, and can exit the
site through two restricted-access driveways that allow fire trucks onto San Ramon Road if
necessary. Sheet C.1 of the Project Plans illustrates the overall site circulation and the location
of the emergency vehicle access points onto San Ramon Road.
The Regional Street entry provides access to the main guest parking areas and to the driveways
that serve the garages for all of the units. Sidewalks and pathways lead to the front doors of
every unit and to the courtyard or paseo areas between buildings. Sheet LA.1 of the Project
Plans illustrates pedestrian connections that will be made to the Almond Plaza shopping center
to the north and also to any future retail/restaurant development that takes place on the parcel
to the south.
Building Architecture, Colors, and Materials — The proposed homes are 3-story townhomes
with an urban character that is emphasized by sleek and stylish contemporary lines, shapes,
colors, windows, and massing. Some of the unique architectural features include Juliette
balconies on all elevations, the use of both smooth cementitious panels with reveals and
cementitious lap siding, corner windows, and frosted glass railings (Sheets A2.1 to A2.12 of the
Project Plans).
The 60 townhouse-style units are accommodated in nine buildings on the project site. The
homes will range in size from approximately 1,511 to 1,772 square feet and offer various two-
and three-bedroom configurations (Sheets A5.1 to A5.4 of the Project Plans). Outdoor living
areas are provided with each unit in the form of a private roof deck and a small, semi-enclosed
patio space at the front door of each home.
Each home has been designed with a direct-access, private, two-car, side-by-side garage.
Residents will be required to maintain their garages clear to accommodate two cars at all times
(per neighborhood association regulations) and each garage contains a minimum of 200 cubic
feet of storage space for household items as well as space in the garage for garbage bins.
A color and material palette has been provided that illustrates three color schemes for the
buildings (Sheet A8.1 of the Project Plans). The proposed palette works well with the
contemporary design theme by choosing light, subtle colors for the building base and strong,
bold colors for the cementitious panels and lap siding (which are used more sparingly). The
metal awning, front doors, and garages are designed to be low-key, and the low patio wall that
semi-encloses private space at the front of each unit matches the base color of the building. A
color and material board demonstrating the three palettes will be provided at the Planning
Commission meeting for review and consideration.
Landscaping/Streetscape Plan — The landscape palette and layout have been designed to be
consistent with the Downtown Dublin Specific Plan by utilizing a variety of hardscape
treatments, site furniture, amenities, and plant material. The overall landscape concept is
shown on Sheet LA.1 of the Project Plans.
3 of 7
The proposed project provides pedestrian and vehicular connectivity to adjacent retail and
commercial businesses by including access points along the perimeter of the site. The proposed
neighborhood and home design promotes an urban, low maintenance lifestyle by separating
automobiles from pedestrians through the use of pedestrian pathways connecting the public
streets and each building on site. Four of the buildings front onto a pedestrian paseo, one of the
buildings fronts onto the Regional Street streetscape, two of the buildings face the landscaped
project perimeter, and two of the buildings face the neighborhood's pocket park, which includes
an outdoor fireplace and several clustered seating areas designed for relaxation and
conversation. The pocket park details are shown on Sheet LA.3 of the Project Plans.
A preliminary tree survey was conducted for the site which identified the condition and species
of all trees present. None of the trees are Heritage Trees, and the tree conditions range from
good to poor. While a majority of the existing trees will need to be removed, 11 of the trees
(black ash, silver dollar gum, and blue gum eucalyptus), are not in conflict with any new
buildings or driveways and could be retained with the site redevelopment. One of the trees (an
olive tree) will be relocated on site.
New landscape areas are proposed with a variety of drought tolerant, flowering plant material
suitable for low maintenance and water conserving efforts. Trees adjacent to parking areas
provide shade and trees at building ends will provide visual relief. Storm water treatment
facilities are proposed to collect and treat on-site water runoff and shall be designed using a
variety of water tolerant grasses and shrubs.
Site amenities such as street lights, mailbox stations, and street furniture have been proposed to
be consistent with the contemporary design theme of the project (Sheet LA.5 of the Project
Plans). The management and maintenance of the common area and open space landscape by
the local Homeowners Association will be an integral component to the success of the plant
health and maintaining the overall landscape aesthetic.
Affordable Housing/Inclusionary Zoning— On December 16, 2014, the City Council reviewed
and discussed the terms of a future Community Benefit Agreement (CBA) between the
developer and the City related to reserving units from the Downtown Dublin Development Pool
for the proposed project. The terms of the CBA noted the Community Benefit contribution that
the project would provide ($10,000 per unit) and another term of the CBA is that Trumark
Homes, LLC would provide an in-lieu fee of $150,000 per below-market unit that was required
by the City's Ordinance, but not constructed. The inclusionary requirement for a 60-unit
residential project is eight units, so the Community Benefit Agreement, when reviewed and
formalized by the City Council, will commit Trumark to an in-lieu payment of $1.2 million to fully
satisfy the requirements of the City's Inclusionary Zoning Ordinance. The fee will be due at the
time of Final Map approval.
Public Art Compliance — The Applicant intends to satisfy the requirements of the City's Public
Art Ordinance on-site. However, at this time the details of where the public art may be located
are unknown. Condition of Approval No. 14 of Attachment 1 describes the process for moving
forward with the selection and installation of public art and also acknowledges that the Applicant
may decide to pay the in-lieu fee instead. This decision will be made prior to the time of Final
Map approval.
The Resolution approving Site Development Review for the Trumark/Regional Street
Residential Project is included as Attachment 1 to this Staff Report, and Exhibit A to Attachment
1 contains the entire Project Plan set for the proposed project, including all architectural
designs, landscape plans, civil sheets, and tentative map exhibits.
4 of 7
Conditional Use Permit
The Applicant has submitted a request for a Parking Reduction for an Individual Use in order to
provide guest parking in the neighborhood at a rate that is lower than the City standard. Section
8.76.080.B of the Zoning Ordinance (Parking Requirements by Use Type — Residential Uses)
notes the requirement for single-family homes and townhomes is finro enclosed parking spaces
plus one unenclosed guest parking space per residential unit. The Applicant is proposing to
provide 0.6 guest parking spaces per unit instead of 1.0 as required by the Ordinance. With the
proposed reduction, the parking provided on the project site will be as follows:
Enclosed ara e arkin s aces On-site uest arkin s aces
Re uired er Zonin Ordinance 2 er unit = 120 ara e s aces 1 er unit = 60 s aces
Proposed Pro'ect 2 per unit = 120 ara e spaces 0.6 per unit = 36 s aces
Meets re uirements Does not meet re uirements
Section 8.76.050.E (Adjustment to the Number of Parking Spaces) states that when a reduction
of off-street parking is proposed because an Applicant for a proposed use believes the number
of parking spaces required for their use as specified by the Zoning Ordinance is not applicable
because the use would function differently than the generic use type and associated parking
standards established in this Chapter, the City may grant a reduction in off-street parking
requirements. This section further states that in order to consider this request, the following
must be demonstrated:
1. Conditional Use Permit Findings can be made.
2. The Applicant submits a parking study prepared by a qualified consultant analyzing the
parking demands of the proposed use and the parking demands of similar uses in similar
situations, demonstrating that the required parking standards are excessive, and
proposing alternate parking standards which are appropriate and ensure that there will
not be a parking deficiency.
3. Overflow parking will not impact any adjacent use.
The Applicant's consultant (TJKM) conducted a parking analysis that the City's Transportation
and Operations Manager reviewed (Attachments 2 and 3). City Staff concurred with the results
of the study and, due to the reasons outlined in the report, is able to support a reduction in the
required number of guest parking spaces for this project in this location. The guest parking
spaces will be provided on-site in accordance with Sheet C.3 of the Project Plans.
The Resolution approving Vesting Tentative Map 8295 for the Trumark Residential Project is
included as Attachment 4 to this Staff Report.
Vesting Tentative Map 8295
The Applicant has submitted a request to subdivide the ± 2.7 acre property into six Air Space
Condominium parcels for the 60 residential units with walkways and patios (totaling 1.66 acres)
and seven Common Area parcels for the driveways, landscaping, and parking areas (totaling
1.04 acres). The Vesting Tentative Map is included in the Project Plans.
The Resolution approving Vesting Tentative Map 8295 for the Trumark Residential Project is
included as Attachment 5 to this Staff Report.
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CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The proposed project will contribute to housing opportunities and diversity of product type
consistent with the Downtown Dublin Specific Plan, and the City's Zoning Ordinance. The
proposed neighborhood has been designed to be compatible with surrounding commercial uses,
while encouraging the appropriate integration of residential uses to activate Downtown Dublin.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in each Resolution, as appropriate.
ENVIRONMENTAL REVIEW:
The project site is located within the Downtown Dublin Specific Plan area, which was the subject
of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005. The
Downtown Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11
dated February 1, 2011. Pursuant to the California Environmental Quality Act (CEQA)
Guidelines section 15168, Site Development Review approval for this project is within the scope
of the project analyzed in the Specific Plan EIR and no further CEQA review or document is
required.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS: 1. Resolution approving Site Development Review for the 60-unit
Trumark Residential Project at 7144 Regional Street, with the Project
Plans included as Exhibit A.
2. Results of Parking Study for Regional Street Housing in Dublin
(dated 7/16/2015)
3. Updated Results of Supplemental Parking Study for Regional Street
Housing in Dublin (dated 9/10/2015)
4. Resolution approving a Conditional Use Permit for a Parking
Reduction for an Individual Use for the 60-unit Trumark Residential
Project at 7144 Regional Street
5. Resolution approving Vesting Tentative Map 8295 for the Trumark
Residential Project at 7144 Regional Street
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GENERAL INFORMATION:
APPLICANT: Chris Davenport, Trumark Homes LLC, 4185 Blackhawk
Plaza Circle #200, Danville, CA 94506
PROPERTY OWNER: Browman Development Company, 1556 Parkside Drive,
Walnut Creek, CA 94596
LOCATION: 7144 Regional Street
ASSESSORS PARCEL
NUMBERS: 941-0305-024-00
GENERAL PLAN
LAND USE DESIGNATION: Downtown Dublin — Retail District
SPECIFIC PLAN
LAND USE DESIGNATION: Retail District (Downtown Dublin Specific Plan)
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North DDZD Downtown Dublin — Retail District Commercial —Almond Plaza
Shopping Center
South DDZD Downtown Dublin — Retail District Commercial — Popeye's
Chicken Restaurant
West DDZD Downtown Dublin — Retail District Sofi Apartments across
San Ramon Road
East DDZD Downtown Dublin — Retail District Commercial — CVS and Wells
Fargo across Regional Street
7 of 7
RESOLUTION NO. 15-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE 60-UNIT TRUMARK RESIDENTIAL
PROJECT AT 7144 REGIONAL STREET IN DOWNTOWN DUBLIN
PLPA-2015-00017
WHEREAS, the Applicant, Trumark Homes LLC, is requesting approval of an application to
construct 60 townhomes on an approximately 2.7 acre site at 7144 Regional Street in Downtown
Dublin. The project will include the construction of the residential buildings, site circulation and
landscape improvements, and street improvements along Regional Street and San Ramon Road
along the project frontages. The Applicant is seeking site and architectural (SDR) approval, a Vesting
Tentative Map to create condominium units, and a Conditional Use Permit to authorize a reduced
guest parking standard of 0.6 spaces per residential unit instead of 1.0 guest spaces per unit as
otherwise required by the Zoning Ordinance; and
WHEREAS, the project site is located in Downtown Dublin, within the Retail District of the
Downtown Dublin Specific Plan; and
WHEREAS, the project site is currently occupied by Horizon Irrigation, which utilizes the
existing 8,640 square foot building on the property, has an outdoor storage yard, and associated
parking and landscaping areas; and
WHEREAS, the Applicant has submitted a full Site Development Review plan set (included as
Exhibit A to this Resolution) that illustrates the proposed site layout, driveway and parking circulation
system, building architecture, access to public streets, site amenities, and landscaping for the
proposed project; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines
and City Environmental Regulations require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, the project is located within the Downtown Dublin Specific Plan area, which was
the subject of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005.
The Downtown Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11
dated February 1, 2011. Pursuant to the California Environmental Quality Act (CEQA) Guidelines
section 15168, Site Development Review approval for this project is within the scope of the project
analyzed in the Specific Plan EIR and no further CEQA review or document is required; and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by reference,
described and analyzed the Trumark/Regional Street residential project, including the Site
Development Review application, Vesting Tentative Map application, and the proposed Conditional
Use Permit for a Parking Reduction; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Trumark/Regional Street residential project, including the Site Development Review application,
Vesting Tentative Map application, and the proposed Conditional Use Permit for a Parking Reduction
on October 13, 2015, at which time all interested parties had the opportunity to be heard; and
ATTACHMENT 1
WHEREAS, the Pianning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this res��lution.
BE IT FURTHEI� RESOLVED THAT THE City of Dublin Planning Commission does hereby
make the following findings and determinations regarding the proposed Trumark/Regional Street
Residential Project SitE� Development Review:
A. The propos�il is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the Gereral Plan and any applicable Specific Plans and design guidelines because: 1)
The project is in compliance with the development standards of the Downtown Dublin
Zoning District and Downtown Dublin Specific Plan (DDSP) and is generally consistent with
the DDSP ��esign guidelines for residential uses including compliance with setbacks,
height, and ��evelopment intensity; 2) the project will provide a uniquely-designed, varied,
and distinct housing opportunity within the DDSP area that does not currently exist; and 3)
the project is consistent with the DDSP Retail District requirements to have a minimum
density of 2�' units per net acre for any residential development
B. The propos��l is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible �vith the intended use, proposed subdivisions, and the surrounding properties;
2) the Proje�t provides a high degree of design and landscaping to complement existing
and planned uses in the area; and 3) the project complies with the development regulations
set forth in tr�e Downtown Dublin Zoning District and accompanying DDSP.
C. The design c�f the project is appropriate to the City, the vicinity, surrounding properties, and
the lot in wl�ich the project is proposed because: 1) the size and mass of the proposed
buildings ar�� consistent with the requirements of the DDSP, which guides residential
development in the Retail District and the greater DDSP area; 2) the project will contribute
to housing <�pportunities as a complement to the surrounding commercial areas that are
intended to further densify and develop as the DDSP is built out; and 3) the project will
provide new� for-sale residential units in an area that is close to transit, shopping, and
services, an�� will create a more urban residential neighborhood for buyers that are seeking
that lifestyle.
D. The subject site is suitable for the type and intensity of the approved development because:
1) the Proje�ct provides residential development in an area that can support residential
uses; 2) the Project is consistent with the Downtown Dublin Zoning District in which it is
located; and 3) the project site will be fully served by a network of infrastructure of public
roadways, s��rvices, and facilities
E. Impacts to existing slopes and topographic features are addressed because: 1) the project
site is generally flat; 2) landscaping along main thoroughfares and throughout the project
will be complete; and 3) due to the proximity of the site to the Calaveras Fault, a preliminary
geotechnical study has been completed and the setback recommendations of the study
have been iricorporated into the project.
F. Architectura�' considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to provide a
unique, urban, contemporary-themed housing opportunity in the DDSP; 2) the structures
reflect the architectural styles and development standards for other higher-density
residential projects within the DDSP; 3) the materials proposed will be high-quality and
long-lasting; and 4) the color and materials proposed are appropriate to the contemporary
architectural design proposed for the project and complementary to other commercial
buildings in the project vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because: 1)
all perimeter landscaping, walls, fences, and hardscape are proposed for construction in
accordance with the neighborhood; and 2) landscaping in common areas is coordinated
and will be commonly maintained; and 3) the project will conform to the requirements of the
City's Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) all infrastructure including streets, sidewalks,
and street lighting are proposed for construction in accordance with the project plans and
have been reviewed for safety and adequate circulation; and 2) development of this project
will include the reconstruction of sidewalks and tree grates along both Regional Street and
San Ramon Road to conform to City standards, thereby providing ensuring the safe use of
these facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review permit for the Trumark/Regional Street Residential Project,
subject to the conditions included below, and in accordance with the Project Plans, incorporated
herein by reference and attached as Exhibit A to this Resolution.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public
Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F]
Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health, [Z7] Zone 7.
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PLANNING DIVISION
1. Approval. This Site Development Review approval is for the PL On-going
Trumark/Regional Street Residential Project (PLPA-2015-00017). This
approval shall be as generally depicted and indicated on the SDR
project plans, attached to this Resolution as Exhibit A, prepared by
MacKay & Somps, KTGY Group, and Gates + Associates Landscape
Architecture dated received September 29, 2015, on file in the
Community Development Department, and other plans, text, color and
materials boards, and diagrams relating to this Site Development
Review, and as s ecified as the followin Conditions of A roval for
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this pro'ect.
2. Effective DatE;. This Site Development Review approval becomes PL On-going
effective after the Community Benefit Agreement associated with the
project is approved by the City Council. If the Community Benefit
Agreement is not approved, the Site Development Review approval
shall become riull and void.
3. Permit Expiration. Construction or use shall commence within one PL One Year
(1) year of Permit approval or the Permit shall lapse and become null After Effective
and void. If there is a dispute as to whether the Permit has expired, the Date
City may hold a noticed public hearing to determine the matter. Such
a determination may be processed concurrently with revocation
proceedings in appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the
re uirements af this Ordinance.
4. Time Extensi��n. The original approving decision-maker may, upon PL Prior to
the Applicant':� written request for an extension of approval prior to Expiration
expiration, up��n the determination that all Conditions of Approval Date
remain adequ�ite and all applicable findings of approval will continue to
be met, grant an extension of the approval for a period not to exceed
six (6) month�;. All time extension requests shall be noticed and a
ublic hearin shall be held before the ori inal hearin bod .
5. Compliance. �The Applicant/Property Owner shall operate this use in PL On-going
compliance wirh the Conditions of Approval of this Site Development
Review Permit, the approved plans and the regulations established in
the Zoning C►rdinance. Any violation of the terms or conditions
s ecified ma be sub�ect to enforcement action.
6. Revocation o�F Permit. The Site Development Review approval shall PL On-going
be revocable 1�or cause in accordance with Section 8.96.020.1 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of
this ermit shall be sub'ect to citation.
7. Requirement:� and Standard Conditions. The Applicant/ Developer Various Building
shall comply �vith applicable City of Dublin Fire Prevention Bureau, Permit
Dublin Public 'JVorks Department, Dublin Building Department, Dublin Issuance
Police ServicE�s, Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority, Alameda County Public
and Environm�ntal Health, Dublin San Ramon Services District and
the California Department of Health Services requirements and
standard conciitions. Prior to issuance of building permits or the
installation of �any improvements related to this project, the Developer
shall supply written statements from each such agency or department
to the Planning Department, indicating that all applicable conditions
re uired have been or will be met.
8. Required Permits. Developer shall obtain all permits required by PW Building
other agencies including, but not limited to Alameda County Flood Permit
Control and Water Conservation District Zone 7, California Department Issuance
of Fish and G��me, Army Corps of Engineers, Regional Water Quality
Control Board, Caltrans and provide copies of the permits to the Public
Works Departrnent.
9. Fees. Applicant/Developer shall pay all applicable fees in effect at the Various Building
time of buildin�� permit issuance, including, but not limited to, Planning Permit
fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Issuance
Ramon Servic;es District fees, Public Facilities fees, Dublin Unified
School Distric:t School Impact fees, Fire Facilities Impact fees,
Alameda Count Flood and Water Conservation District (Zone 7)
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Drainage and Water Connection fees; or any other fee that may be
ado ted and a licable.
10. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
harmless the City of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought within the
time period required by Government Code Section 66499.37 or other
applicable law; provided, however, that the Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying the Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such
actions or roceedin s.
11. Clarification of Conditions. In the event that there needs to be PL, PW On-going
clarification to the Conditions of Approval, the Director of Community
Development and the City Engineer have the authority to clarify the
intent of these Conditions of Approval to the Developer without going
to a public hearing. The Director of Community Development and the
City Engineer also have the authority to make minor modifications to
these conditions without going to a public hearing in order for the
Developer to fulfill needed improvements or mitigations resulting from
impacts to this ro�ect.
12. Clean-up. The Applicant/Developer shall be responsible for clean-up PL On-going
& disposal of project related trash to maintain a safe, clean and litter-
free site.
13. Modifications. Modifications or changes to this Site Development PL On-going
Review approval may be considered by the Community Development
Director if the modifications or changes proposed comply with Section
8.104.100 of the Zonin Ordinance.
14. Public Art. The Applicant/Developer is intending to acquire and install PL Prior to first
public art on the project site in accordance with Chapter 8.58 of the occupancy
Dublin Municipal Code. However, the Developer also wants to
rpeserve the right to pay the in-lieu fee if project financing dictates.
The value of the public art project is required to equal or exceed 0.5%
of the building valuation (exclusive of land) for the project. The
Building Official will determine the building valuation at the time of
Master Plan Check submittal. The Developer shall decide prior to
acceptance of the Final Map whether the in-lieu fee shall be paid or
the public art is to be installed on site. If public art is to be installed on
site, it shall be done prior to first occupancy the Applicant/Developer
shall (a) secure completion of the public art project in a manor deemed
satisfactory to the City Manager; and (b) execute an agreement
between the City and Applicant/Developer that sets forth the
ownership, maintenance responsibilities, and insurance coverage for
the public art project. The public art project is subject to the approval of
the City Council upon recommendation by the Heritage and Cultural
Arts Commission. The public art is to be installed and the process
finalized rior to occu anc of the last residential unit.
15. Noise Attenuation. The Applicant/Developer is required to conduct a PL Issuance of
site-specific noise study to determine if the exterior noise environment building
for the buildin s ad�acent to San Ramon Road is in excess of 60 dBA. ermit
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If it is, the study shall include measures to be incorporated into the
building construction to ensure that the interior noise environment is at
or below 45dB,4 in an habitable room.
16. Satellite Dish�:s: The Applicant/Developer's Architect shall prepare a PL Issuance of
plan for revi�w and approval by the Director of Community building
Development <�nd the Building Official that provides a consistent and permit
unobtrusive lo�ation for the placement of individual satellite dishes.
Individual conciuit will be run on the interior of the unit to the satellite
location on thE: exterior of the home to limit the amount of exposed
cable required to activate any satellite dish. It is preferred that where
chimneys exist, the mounting of the dish be incorporated into the
chimney. In instances where chimneys do not exist, then the plan
shall show a common and consistent location for satellite dish
placement to E�liminate the over proliferation, haphazard and irregular
lacement.
BUILDING DIVISION
17. Building Codes and Ordinances. All project construction shall B Through
conform to all building codes and ordinances in effect at the time of Completion
buildin ermit.
18. Retaining Wallls. If there are any retaining walls over 24 inches with a B Through
surcharge or �6 inches without a surcharge, permits shall be retained Completion
and inspections from the Buildin & Safet Division shall be required.
19. Phased Occulpancy Plan. If occupancy is requested to occur in B Occupancy of
phases, then all physical improvements within each phase shall be any affected
required to be completed prior to occupancy of any buildings within building
that phase e>;cept for items specifically excluded in an approved
Phased OccuK�ancy Plan, or minor handwork items, approved by the
Department o�f Community Development. The Phased Occupancy
Plan shall be submitted to the Directors of Community Development
and Public Wcrks for review and approval a minimum of 45 days prior
to the request for occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall substantially conform to
the intent ancl purpose of the subdivision approval. No individual
building shall be occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable expected services and
amenities, and separated from remaining additional construction
activity. Subject to approval of the Director of Community
Development, the completion of landscaping may be deferred due to
inclement wesither with the posting of a bond for the value of the
deferred landscapin and associated improvements.
20. Building Permits. To apply for building permits, Applicant/Developer B Issuance of
shall submit five (5) sets of construction plans to the Building & Safety Building
Division for plan check. Each set of plans shall have attached an Permits
annotated copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or have been
complied with. Construction plans will not be accepted without the
annotated r��solutions attached to each set of plans.
Applicant/DevE�loper will be responsible for obtaining the approvals of
all participation non-City agencies prior to the issuance of building
ermits.
21. Construction Drawings. Construction plans shall be fully B Issuance of
dimensioned (including building elevations) accurately drawn building
de ictin all e�xistin and ro osed conditions on site , and re ared ermits
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and signed by a California licensed Architect or Engineer. All
structural calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape plan and
details shall be consistent with each other.
22. Air Conditioning Units. Air conditioning units and ventilation ducts B Occupancy of
shall be roof-mounted and screened from public view behind a roof Unit
ara et that is desi ned to be inte ral to the buildin .
23. Temporary Fencing. Temporary Construction fencing shall be B Through
installed alon the erimeter of all work under construction. Com letion
24. Addressing B, Fire
a) Provide a site plan with the City of Dublin's address grid overlaid Prior to
on the plans (1 to 30 scale). Highlight all exterior door openings release of
on plans (front, rear, garage, etc.). The site plan shall include a addresses
single large format page showing the entire project and individual
sheets for each neighborhood. 3 copies on full size sheets and 5
copies reduced sheets.
b) Provide plan for display of addresses. The Building Official shall Prior to
approve plan prior to issuance of the first building permit. permitting
c) Addresses will be required on the front of the dwellings.
Addresses are also required near the garage door opening if the Prior to
opening is not on the same side of the dwelling as the front door. permitting
d) Townhomes/Condos are required to have address ranges for the
entire building posted on the side of the building facing the Occupancy
street/drive aisle with minimum 5" tall numbers. Larger sizes may of any Unit
be necessary based on setbacks from the roadway and visibility.
Additionally, a sign posted at the driveway entry with the address
range shall be posted between 36"-42" above grade. The sign
shall be illuminated with an uninterruptable AC power source or
controlled by a photoelectric device.
e) Address signage shall be provided as per the Dublin Residential
Security Code. Prior to permit
fl Exterior address numbers shall be backlight and be posted in issuance, and
such a way that they may be seen from the street/drive aisle. through
com letion
25. Engineer Observation. The Engineer of record shall be retained to B Scheduling
provide observation services for all components of the lateral and the final
vertical design of the building, including nailing, hold-downs, straps, frame
shear, roof diaphragm and structural frame of building. A written inspection
report shall be submitted to the City Inspector rp ior to scheduling the
final frame ins ection.
26. Foundation. Geotechnical Engineer for the soils report shall review B Permit
and approve the foundation design. A letter shall be submitted to the issuance
Buildin Division on the approval.
27. Green Building B
a) Green Building measures as detailed in the SDR package may be Through
adjusted prior to master plan check application submittal with prior Completion
approval from the City's Green Building Official provided that the
design of the project complies with the City of Dublin's Green
Building Ordinance and State Law as applicable. In addition, all
changes shall be reflected in the Master Plans.
b) The Green Building checklist shall be included in the master Prior to first
plans. The checklist shall detail what Green Points are being permit
obtained and where the information is found within the master
lans. Prior to first ermit .
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c) Prior to e��ch unit final, the project shall submit a completed Through
checklist vvith appropriate verification that all Green Points Completion
required by 7.94 of the Dublin Municipal Code have been
incorporated. (Through Completion)
d) Homeowner Manual — if Applicant takes advantage of this point Project
the Manu��l shall be submitted to the Green Building Official for
review or ;a third party reviewer with the results submitted to the
City. (Project)
e) Landscap�� plans shall be submitted to the Green Building Official Prior to
for review. (Prior to approval of the landscape plans by the City of approval of
Dublin) the landscape
fl Developer may choose self-certification or certification by a third plans by the
party as permitted by the Dublin Municipal Code. Applicant shall City of Dublin
inform the Green Building Official of inethod of certification prior to
release of the first permit in each subdivision / neighborhood. Prior to
approval of
the landscape
plans by the
Cit of Dublin
28. Electronic File: The applicant/developer shall submit all building B Issuance of
drawings and specifications for this project in an electronic format to the final
the satisfactiori of the Building Official prior to the issuance of building occupancy
permits. Additionally, all revisions made to the building plans during
the project sh;�ll be incorporated into an "As Built" electronic file and
submitted prior to the issuance of the final occupancy.
29. Copies of Ap��roved Plans. Applicant shall provide City with 2 B 30 days after
reduced (1/2 size) copies of the City of Dublin stamped approved plan. permit and
each revision
issuance
30. Cool Roofs. Flat roof areas shall have their roofing material coated B Through
with light colc,red gravel or painted with light colored or reflective Completion
material designed for Cool Roofs.
31. Electric Vehi�;le Charging Stations. Show the location of Electric B Through
Vehicle Charging Stations mandated for new residential construction Completion
(multifamily dv✓ellings) effective July 1, 2015. Include the number and
location of EV char in stations on plans.
32. Solar Zone— CA Energy Code B Through
Show the loc,�tion of the Solar Zone on the site plan. Detail the Completion
orientation of �:he Solar Zone. This information shall be shown in the
master plan check on the overall site plan, the individual roof plans
and the plot K�lans. This condition of approval will be waived if the
ro�ect meets �rhe exce tions rovided in the CA Ener Code.
33. Accessible P��rking. The required number of parking stalls, the B Through
design and location of the accessible parking stalls shall be as Completion
required by thE; CA Building Code and generally as shown on the
approved SD�; exhibit.
34. Options. SelE�cted options that affect the square footage of the B Through
dwellings shall be listed on the building permit application. Selected Completion
options that afifect the footprint of the dwelling shall be shown on the
plot plan
35. Accessible units under CBC 11A. Project type requires a minimum B Through
of 10% of the ianits shall meet the requirements of chapter 11A of the Completion
CBC. The ten percent (10%) accessible units shall be constructed
concurrentl with the pro�ect. Certificate of Occu ancies ma be
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withheld by the Chief Building Official's determination at any time that
the 10% re uirements are not bein met.
36. Mailbox Lighting. Mailboxes shall be provided with lighting meeting B Through
the re uirements of the Cit 's Residential securit re uirements. Com letion
LANDSCAPE
37. Final landscape plans, irrigation system plans. P Approval of
Tree preservation techniques, and guarantees, shall be reviewed and Landscape
approved by the Dublin Planning Division prior to the issuance of the Plans
building permit. All such submittals shall insure:
a. That plant material utilized will be capable of healthy growth within
the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from the
time of planting.
c. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water.
d. That concrete curbing is to be used at the edges of all planters
and paving surfaces where applicable.
e. That the area under the drip line of all existing trees are fenced
during construction and grading operations and no activity is
permitted under them that will cause soil compaction or damage
to the tree, if applicable.
f. That a warranty from the owners or contractors shall be required
to warranty all shrubs and ground cover, all trees, and the
irrigation system for one year.
g. That a permanent maintenance agreement on all landscaping will
be required from the owner insuring regular irrigation, fertilization
and weed abatement, if a licable.
38. Water Efficient Landscaping Regulations. The Applicant shall meet P Approval of
all requirements of the City of Dublin's Water-Efficient Landscaping Landscape
Re ulations, Section 8.88 of the Dublin Munici al Code. Plans
39. Plant Clearances. All trees planted shall meet the following P Approval of
clearances: Landscape
a. 6' from the face of building walls or roof eaves Plans
b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas
lines
c. 5' from top of wing of driveways, mailboxes, water, telephone
and/or electrical mains
d. 15' from stop signs, street or curb sign returns
e. 20' from either side of a streetli ht
40. Plant sizing. All shrubs shall be a minimum of 5 gallon, ground cover P Approval of
shall be a minimum of 1 gallon, and all trees shall be a minimum of 24" Landscape
box size, with the trees at the main project entry and along the Plans
Re ional Street and San Ramon Road erimeter bein 36" box size.
41. Final Landscape Plans. Shall be in substantial conformance with the Approval of
conceptual landscape plans (Sheets LA.1-LA.6) in the Exhibit A. Any Landscape
substitutions of plant species, site furniture, and/or materials shall be Plans
reviewed by Planning Staff. Manufacturer's details and specifications
shall be included in the Final Landscape Plans, which shall be
submitted for review and ap roval prior to landscape installation.
42. Mailboxes. Mailbox locations shall be integrated within the landscape P Issuance of
and shall comply with USPS requirements. any building
ermit
43. Sustainable Landscape Practices. The landscape desi n shall P Issuance of
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demonstrate c:ompliance with sustainable landscape practices as any building
detailed in th�� Bay-Friendly Landscape Guidelines by earning a permit
minimum of 60 points or more on the Bay-Friendly scorecard, meeting
9 of the 9 req�aired practices and specifying that 75% of the non-turf
planting only rE:quires occasional, little or no shearing or summer water
once establish��d. Final selection and placement of trees, shrubs and
ground cover plants shall ensure compliance with this requirement.
Herbaceous plants shall be used along walks to reduce maintenance
and the visibility of the sheared branches of woody ground cover
plants. Planters for medium sized trees shall be a minimum of six feet
wide. Small trees or shrubs shall be selected for planting areas less
than six feet wide.
44. Copies of Ap��roved Plans. The Applicant shall provide the City with P Issuance of
three full sizE� copies, three reduced (1/2 sized) copy and one any building
electronic co � of the a roved tandsca e lans rior to construction. ermit
FIRE PREVENTION
45. Compl with 2Q13 California Fire Code. F On oing
46. Com I with 2U13 California Residential Code. F On oin
47. New Fire S��rinkler System & Monitoring Requirements. In F On going
accordance wi�:h The Dublin Fire Code, fire sprinklers shall be installed
in the building. The system shall be in accordance with the NFPA 13,
the CA Fire C;ode and CA Building Code. Plans and specifications
showing detailed mechanical design, cut sheets, listing sheets and
hydraulic calculations shall be submitted to the Fire Department for
approval and permit prior to installation. This may be a deferred
submittal.
a) Sprinkler Plans. (Deferred Submittal Item). Submit detailed
mechanic��l drawings of all sprinkler modifications, including cut
sheets, listing sheets and calculations to the Fire Department for
approval and permit prior to installation.
b) All sprinkl��r system components shall remain in compliance with
the applic��ble N.F.P.A. 13 Standard, the CA Fire Code and the CA
Building Code.
c) Underground Plans. (Deferred Submittal Item). Submit detailed
shop dra�vings for the fire water supply system, including cut
sheets, listing sheets and calculations to the Fire Department for
approval �and permit prior to installation. All underground and fire
water supply system components shall be in compliance with the
applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code
and the C;A Building Code. The system shall be hydrostatically
tested anci inspected prior to being covered. Prior to the system
being connected to any fire protection system, a system flush shall
be witnes:;ed by the Fire Department.
d) Central Station Monitoring. Automatic fire extinguishing systems
installed �vithin buildings shall have all control valves and flow
devices electrically supervised and maintained by an approved
central al��rm station. Zoning and annunciation of central station
alarm signals shall be submitted to the Fire Department for
approval. The central station monitoring service shall be either
certificate�� or placarded as defined in N.F.P.A. Standard No. 72.
Assure the specific account is UL Certificated or Placarded and
not just th�� monitoring station.
e) Fire Protection Equipment shall be identified with approved signs
constructe�d of durable materials, ermanentl installed and
COA # Condition Text Resp. Required
A enc Prior to:
readil visible.
48. Monitoring Requirements for Fire Sprinkler Systems F On going
a) Central Station Monitored Account. Automatic fire extinguishing
systems within buildings shall have all control valves and flow
devices electrically supervised and maintained by an approved
central alarm station. Zoning and annunciation of central station
alarm signals shall be submitted to the Fire Department for
approval. The central station monitoring service shall be either
certificated or placarded as defined in N.F.P.A. Standard No. 72.
b) Monitoring System Plans (Deferred Submittal Item). If it is
necessary to install a fire alarm monitoring system or modify an
existing system in order to obtain a Certificated or Placarded
account, plans and specifications shall be submitted to the fire
department for review and approval of the installation or
modifications.
49. Fire apparatus roadways. Shall have a minimum unobstructed width F Approval of
of 20 feet and an unobstructed vertical clearance of not less than 13 Improvement
feet 6 inches. Roadways under 36 feet wide shall be posted with signs Plans
or shall have red curbs painted with labels on one side; roadways
under 28 feet wide shall be posted with signs or shall have red curbs
painted with labels on both sides of the street as follows: "NO
STOPPING FIRE LANE - CVC 22500.1".
a) Fire apparatus roadways must extend to within 150 ft. of the most
remote first floor exterior wall of any building.
b) The maximum grade for a fire apparatus roadway is 12%.
c) Fire apparatus roadways in excess of 150 feet in length must
make rovisions for a roved apparatus turnarounds.
50. Gate Approvals. Fencing and gates that cross pedestrian access and F Approval of
exit paths as well as vehicle entrance and exit roads need to be Improvement
approved for fire department access and egress as well as exiting Plans
provisions where such is applicable. Plans need to be submitted that
clearly show the fencing and gates and details of such. This should be
clearly incorporated as part of the site plan with details provided as
necessar .
51. FD Gate Key Box / Switch. Each manually operated gate that serves F Occupancy of
as a means of fire access shall have installed a Knox Key Box first unit
accessible from the entrance side of the gate. Where the locking
method of the gate is by a chain a Knox padlock shall be installed on
the chain. The key box door and necessary keys are to be provided to
the fire inspector upon the final inspection. The inspector will then lock
the ke s into the box.
52. Site Improvement Plans. The Site Improvement Plans need to show F, PW, PL Approval of
sufficient detail and layout of the site for review that shall include, but Improvement
not be limited to the following: Plans
a) The site parking and circulation layout including fences, gates, fire
lane locations and turnarounds.
b) Location of all fire appliances including fire hydrants, fire
connections, fire sprinkler risers, and fire control valves.
c) The location of all building openings including the exit discharge
pathway for building exits. Note the location of exit lighting for
these pathways as well.
d) The location of any overhead obstructions and their clearances
e) The location of property lines and assumed property lines
between buildin s on the same ro ert as well as an
COA# Condition Text Resp. Required
A enc Prior to:
easement;�.
fl The site ��lan will also need to note the location and distance of
fire hydrarits that are along the property frontage as well as the
closest hydrants to each side of the property that are located
along the access roads that serves the property. In addition, the
improved face of curb to face of curb or edge of pavement width
of the accE�ss road that serves the ro ert will need to be noted.
53. Fire Access. Fire access is required to be approved all-weather F Approval of
access. Show on the plans the location of the all-weather access and Improvement
a description c�f the construction. Access road must be designed to Plans
support the im��osed loads of fire apparatus.
54. Hydrants & Fire Flows. Show the location of any on-site fire hydrants F Approval of
and any fire h�rdrants that are along the property frontage as well as Improvement
the closest hyclrants to each side of the property that are located along Plans
the access roads that serves this property. Provide a letter from
DSRSD indica':in what the available fire flow is to this ro ert .
DUBLIN SAN RAMON SIERVICES DISTRICT (DSRSD)
55. Complete impr��vement plans shall be submitted to DSRSD that conform DSRSD Issuance of
to the requirements of the Dublin San Ramon Services District Code, the any building
DSRSD "Stanclard Procedures, Specifications and Drawings for Design permit
and Installation of Water and Wastewater Facilities", all applicable
DSRSD Master Plans and all DSRSD policies.
56. All mains shall be sized to provide sufficient capacity to accommodate DSRSD Issuance of
future flow demands in addition to each development project's any building
demand. Layout and sizing of mains shall be in conformance with permit
DSRSD utility i�naster plannin .
57. Sewers shall be designed to operate by gravity flow to DSRSD's DSRSD Issuance of
existing sanitary sewer system. Pumping of sewage is discouraged any building
and may only be allowed under extreme circumstances following a permit
case by case review with DSRSD staff. Any pumping station will
require specifi�: review and approval by DSRSD of preliminary design
reports, design criteria, and final plans and specifications. _ The
DSRSD reser�es the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate
agreement with the applicant for any project that requires a pumping
station.
58. Domestic anci fire protection waterline systems for Tracts or DSRSD Issuance of
Commercial Uevelopments shall be designed to be looped or any building
interconnectec to avoid dead end sections in accordance with permit
requirements of the DSRSD Standard Specifications and sound
en ineerin ractice.
59. DSRSD policy requires public water and sewer lines to be located in DSRSD Issuance of
public streets rather than in off-street locations to the fullest extent any building
possible. If uriavoidable, then public sewer or water easements must permit
be established over the alignment of each public sewer or water line in
an off-street or private street location to provide access for future
maintenance and/or replacement.
60. Locations and widths of all proposed easement dedications for water DSRSD Issuance of
and sewer lines shall be submitted to and approved by DSRSD any grading
or site
improvement
permit
61. All easement dedications for DSRSD facilities shall be by separate DSRSD Issuance of
instrument irrevocabl offered to DSRSD or b offer of dedication on an buildin
COA # Condition Text Resp. Required
A enc Prior to:
the Final Ma . ermit
62. Final Map shall be submitted to and approved by DSRSD for DSRSD Approval of
easement locations, widths, and restrictions. Final Ma
63. All utility connection fees including DSRSD and Zone 7, plan checking DSRSD Issuance of
fees, inspection fees, connection fees, and fees associated with a any building
wastewater discharge permit shall be paid to DSRSD in accordance permit or
with the rates and schedules established in the DSRSD Code. issuance of
Construction
Permit by
DSRSD
64. No sewer line or waterline construction shall be permitted unless the DSRSD Issuance of
proper utility construction permit has been issued by DSRSD. A any building
construction permit will only be issued after all of the items the above permit
condition have been satisfied.
65. All improvement plans for DSRSD facilities shall be signed by the DSRSD Issuance of
District Engineer. Each drawing of improvement plans shall contain a any building
signature block for the District Engineer indicating approval of the permit or
sanitary sewer or water facilities shown. Prior to approval by the issuance of
District Engineer, the applicant shall pay all required DSRSD fees, and Construction
provide an engineer's estimate of construction costs for the sewer and Permit by
water systems, a performance bond, a one-year maintenance bond, DSRSD
and a comprehensive general liability insurance policy in the amounts
and forms that are acceptable to DSRSD. The applicant shall allow at
least 15 working days for final improvement drawing review by DSRSD
before si nature b the District En ineer.
66. The applicant shall hold DSRSD, its Board of Directors, commissions, DSRSD Issuance of
employees, and agents of DSRSD harmless and indemnify and defend any building
the same from any litigation, claims, or fines resulting from the permit
construction and com letion of the ro�ect.
67. Improvement plans shall include recycled water improvements as DSRSD Issuance of
required by DSRSD. Services for landscape irrigation shall connect to any building
recycled water mains. Applicant must obtain a copy of the DSRSD permit
Recycled Water Use Guidelines and conform to the requirements
therein.
68. Above ground backflow prevention devices/double detector check DSRSD Issuance of
valves shall be installed on fire protection systems connected to the any building
DSRSD water main. The applicant shall collaborate with the Fire permit
Department and with DSRSD to size and configure its fire system. The
applicant shall minimize the number of backflow prevention
devices/double detector check valves installed on its fire protection
system. The applicant shall minimize the visual impact of the backflow
prevention devices/double detector check valves through strategic
lacement and landscapin .
69. Development plans will not be approved until landscape plans are DSRSD City and
submitted and approved. DSRSD
approval of
landscape
lans
70. Gradin for construction shall be done with rec cled water. DSRSD On oin
71. Temporary potable irrigation meters in areas with recycled water DSRSD Ongoing
service shall only be allowed for cross-connection and coverage
testin for a maximum of 14 calendar da s.
PASSED AND AC)OPTED BY the Planning Commission of the City of Dublin, on this 13th day of
October 2015 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community C)evelopment Director
G:IPA#120131PLPA-2013-00067 Galifornia Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx
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Consultants ; July 16, 2015
' Ms. Heide Chapman
�
; Forward Planning Director
�
; Trumark Homes LLC
i 4185 Blackhawk Plaza Circle
� Suite 200
i Danville, CA 94506
I
�
� Re: Results of Parking Study for Regional Street Housing in Dublin
�
� Dear Ms. Chapman
� TJKM Transportation Consultants has conducted a parking study for the proposed 60-unit
a residential development to be located on the east side of Regional Street north of Dublin
; Boulevard in the City of Dublin. This development will be located immediately north of the
� existing Popeye's Restaurant. Each of the 60 dwelling units has a two-car garage; in addition 36
� guest parking stalls are proposed, resulting in a total parking supply of I 56 stalls. The Dublin Off-
'' Street Parking and Loading Regulations section of the Municipal code requires two parking stalls
� per unit and one guest stall per unit for a total of I 80 stalls. Trumark's proposal is 2.6 total stalls
� per unit, compared to the City requirement of 3.0 stalls per unit. The Trumark supply is 87
percent of the City requirement.
�
� National Guest Parking Experience TJKM reviewed the industry-standard parking publication
� Shored Parking published by the Urban Land Institute (ULI), to determine expected parking
� demand that could be generated by visitors at the proposed residential townhome and
� condominium component of the project. ULI Shared Parking demand rates are based upon
� empirical studies of hundreds of similar suburban condominium projects in downtowns and other
' mixed-use settings in the United States. According to ULI, visitors to any owner-occupied
i residences typically generate parking demand at the rate of 0.15 vehicles per dwelling unit (DU).
Plcasanton � Given the project proposal for 60 residential condominiums, a peak onsite parking demand of nine
4305 Hacienda Drive ! guest vehicles would therefore be expected (=60 * 0.I 5). This industry-estimated demand is well
s��te sso
Pleasanton,CA below the one guest space per dwelling required by City code. The Trumark proposal is four
94588-2798 � times this requirement, or 0.60 stalls per DU.
925.463.0611 �
925.463.3690 fax �
Fresno � Dublin Rationale for I.0 Guest Parking Stalls When east Dublin residential development
516 W.Shaw Avenue � began to occur, parking problems were observed in some of the condominium and townhouse
s��ce zoo � develo ments that a eared to be caused b a si nificant undersu I of arkin In realit two
Fresno,CA I P PP Y S PP Y P S• Y�
93 704-25 1 5 ` factors caused many residents to not park in their own reserved parking spaces:
559.325.7530
559.221.4940 fax ?
Sacramenco
� � Some of the developments were equipped with tandem parking stalls (front to back rather
980 Ninih$treet ! than side-by-side parking); many residents were unwilling to subject themselves to the bother
16�Floor ; of shiftin cars when the car intended to be used next was blocked b a second car in the
sa�rame��o,en � g Y
95814-2736 ; same garage. So, residents parked the second car on the street and used the extra garage
916.449.9095 ; space for storage. Dublin's Municipal Code now bans the use of tandem stalls in these cases.
sT"t'R°$a ' . The design of many of the housing units placed the garage in the rear of the unit (accessible by
1400 N.Dutton Avenue
s��te zi ; a court or alley) while the front door faced the street or, if not actually facing the street, was a
sa��RoSa,ca very short walk to on-street parking. With street parking stalls as, or more, convenient than
95401-4643 i
�o�s�ssaoo � their own garage parking stalls, many residents use their second garage parking stalls for
707.575.5888fax storage. Again, residents park on the street even though garage space is available. This is
tjkm@yl<m.com j .
www.tjkin.cont �
ATTACHMENT 2
� fVts. Neide +aha{�rnon
TJKM � fuiy !b, 20(S
Transportacion Po�e 2
Consulcar7tsL��_n..��_.._________._.�� �...._._�.__..�._____.___.________He_��_.,___ _.e__�______....._� �___�._.�.._
�__.. attributed to convenience and the fact that it is generally felt to be safe to park a personal
_�......�_�_.__.__�- . Dublin.
� vehicle on the street m
; These two factors are likely the main reason that Dublin requires one stall per unit for guests,
! even though most realize that only a fraction of a stall is needed for each unit. In reality, "guest"
parking is actually overflow parking for residents who choose not to use their garages because of
the availability of safe and convenient alternative parking spaces.
TrumarNc Proposal Has No Convenient On-street Parking As noted above, in many east
Dublin residential condominium and townhome complexes that have garages in the rear and street
parking at the front door, street parking is very convenient. This is contrasted by the layout of the
Trumark proposal, which can be characterized as having a general absence of"extra" parking
spaces at a typical unit's front door or even on the street-facing garages, where no on-street
parking is available. With no on-street parking available and no nearby guest stalls, it is TJKM's
opinion that Trumark residents will make more effort to park in their garage instead of having to
, walk to use the guest parking stalls. We believe this fact alone is a major justification for reduced
� parking stalls.
Trumark Proposal Well-Above Recommended Parking Standards TJKM considered the
parking supply rates of the proposed project in light of parking industry rates established through
multiple e�mpirical studies of similar sites. The Urban Land Institute (ULI) reference Shared Parking
� recomme:nds that ownership residential units should have a minimum parking supply rate of 1.85
� spaces pe:r unit, including one space per unit dedicated to residents, 0.I 5 spaces per unit dedicated
� to guests, and the balance open to either residents or their guests. The Institute of Transportation
Engineers (ITE) reference Parking Generation does not break out parking supply allocations
� dedicatecl to residents and their guests, but rather provides a composite rate. In the ITE reference,
I the 85th percentile observed composite rate was I.52 spaces per unit (meaning 85 percent of
observed parking supply values for all sites were at or below I.52), while the maximum observed
parking supply was I.96 spaces per unit. By contrast, the proposed project is providing onsite
� parking at a minimum composite rate of 2.60 spaces per unit (two per resident and 0.60 per
� guest), which exceeds both the ULI and ITE industry observed rates.
�
�
� Trumark Proposes Walkable Community The residents of the proposed development will
� have many walkable urban amenities including nearby shopping, dining and employment
' opportunities. They will have a I 3 minute walk to the BART station and a three minute walk to
� the Wheels "Rapid" line, providing services all day every I 5 minutes. It is likely that this facility will
have at le:ast a modest decrease in auto ownership compared with the more suburban settings in
most of[�ublin.
Conclus�ion It is TJKM's opinion that the rationale for requiring three stalls per residential
� dwelling unit does not apply at this Trumark development. The true demand for guest parking is
� much lovver than one stall; the third "guest" parking stall is actually for people who choose to not
� use their garage. The proposed layout, unlike some of the east Dublin residential complexes with
� problematic parking, does not incentivize residents to not use their garages in favor of convenient
on-streer_ parking. In fact, it is quite to the contrary. The proximity of BART and Wheels and
nearby walkable amenities could result in somewhat lower auto ownership at this complex. TJKM
also feels, a strong HOA requirement for residents to observe parking rules should also be
instituted. TJKM is of the opinion that the 2.60 stalls per unit proposed can easily satisfy the
parking clemand, when considering and applying the factors described in this letter.
�
� 11�ls. f-#eidc �hr�j�rr�art
���M i j�,jy rb, zors
Trans�aortation � Poge 3
Cansulcants ;�.�.m.__�._�_�__.
k _v�.___ _..�� _�___.�__�a_.�_ �.��.�._ . _....��_.�_ �_.���___���_�.________a_a
! Thank you for the opportunity to provide this evaluation of project residential guest parking.
` Please do not hesitate to contact me with your questions or comments at (925) 264-5006.
!
�
� Very truly yours,
(
i
€ �; �. � �
� G
� �---�
� Chris D. Kinzel, P.E.
�
i Vice President
�
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j Attachment: Site Plan
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Consultants � $eptember 10, 2015
� Ms. Heide Chapman
� Forward Planning Director
� Trumark Homes LLC
� 4185 Blackhawk Plaza Circle
� Suite 200
� Danville, CA 94506
�
� Re: Updated Results of Supplemental Parking Study for Regional Street Housing in
! Dublin
�
_
� Dear Ms. Chapman
� In a letter dated July 16, 2015, TJKM Transportation Consultants summarized a parking analysis of
� the proposed Regional Street Housing development proposed by Trumark. The City of Dublin
requested additional factual data based on field studies of comparable developments. This letter is
� to report on the parking occupancy surveys. This letter is an updated version of the report dated
� September 3, 2015 in order to respond to comments from the City of Dublin.
4
j Parking Occupancy Surveys
fThe purpose of the parking occupancy exercise is to compare the parking demand of similar
¢ residential developments. The developments studied by TJKM are as follows:
�
� • Bellina Commons, a 55 unit development near Bellina Street and San Ramon Road, Dublin
�
� • The Foothills, a 186 unit development on Norris Canyon Road, San Ramon
� • The Cottages, a 41 unit development on La Gonda Way near EI Cerro Blvd, Danville
�
� The parking occupancy survey took an inventory of the parking spaces, number of garages,
; number of dwelling units, and surveyed occupied spaces. The survey was performed at midnight,
Pi�as,nto� � Thursday August 27, 2015 to ensure the highest number of residents would be parked. In
4305 Hacienda Drive � addition to countin the on-site arkin s aces, T KM ersonnel also observed an nearb on-
s�ice sso � g P S P � P Y Y
Pleasanton,cn � street parking that might be attributable to the residential development.
94588-2798
925.463.0611 ,
925.463.3690fax � As requested by the City, the surveys were conducted after all local schools were back in
Fresno � session after the summer recess. This was true for Dublin, San Ramon and Danville schools. In
516 W.Shaw Avenue � addition, six of seven community colleges and universities in the area also were in session. Cal
Suite 200
fresno,cn State East Bay classes begin on September 24. The surveys were conducted more than one week
93704-2515 � in advance of Labor Da weekend.
559.325.7530 � y
559.221.4940 fax
s�«am���o � TJKM determined that all units were occupied at all three locations. TJKM checked real estate
980 Niib sFioor � listings, for sale signs, and websites to make this determination. All of the units contained
Sacrame to,cA ` garages for residences. The purpose of the survey was to determine the amount of non-garage
95814-2736 1 arkin that occurred at each location.
916.449.9095 ? P g
Santa Rosa �
1400 N.Dutton Avenue �
Sulte 21 �
Santa Rosa,CA
95401-4643 {
707.575.5800
707.575.5888 fax �
tjkm�a7tjl<mcom �
www.tjkm.coitt 3
ATTACHMENT 3
Ms. Heide uhaj�man
TJKM � September t 0, 2015
Transpartatian � Poge 2
CansUltants !_ .._� _._._�.�,.�_��__.._.�... _.__._______.._._
Table I: On-Site Parking Occupancy
Gorages
Number o f Additior�al Q«WfiE� Num6er of
� �.ocatian Units T e o Patk!►+$ Porking spaces per
� Number YA f Stalls u�it
Garoges SPoces;
Bellina Two-car,8
� Commons, 55 55 �ndem 26 50� 0.91
Dublin
�
The Foott�fll�. I 8b I 86 Single-Car 22b ' ` 142 0.7b3
San Ra�n!on ' „ ,
j The Cot.tages, 3 I-Two-car; 26 22 0.54
E Danville 41 41 10-Single Car
M
�
� � Includeci parking observed on Bellina Street and in adjacent retail parking area
z At the F�oothills, this is the ratio of cars not parked in garages, per unit. However, only one-car
garages are available for each unit.
Bellina 1:ommons in Dublin has two car garages with side by side parking in 47 units with
two-car t:andem garages in the remaining eight units. In addition, 26 additional stalls are available,
� with 19 rnarked for guest parking, three for I S minute parking, and four with no designation.
E During tF►e survey, 25 of the 26 stalls were occupied, including those marked for guests and
� those marked for 15-minute parking.
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Bellina Commons residents can also park on nearby Bellina $treet. (See photos One and Two.)
Several of the residential units are located very close to the street, making the on-street stalls an
attractive; alternative to personal garages located in alleys at the rear of each residence. TJKM
�
� Ms. 1-lei�e Cf�r���mc�n
TJKM j S��r.errataer 1 Q, 2C1 i 5
Transportatie�n � p��,e� �
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� observed I 5 vehicles parked on Bellina Street adjacent to Bellina Commons during the midnight
� survey in the general location shown in Photos One and Two.
I
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In addition, Bellina Commons is located immediately adjacent to an active shopping center
� containing several restaurants, a gym, a full service gasoline station, and other retail uses. The
� shopping center contains 73 parking stalls, most of which are prominently marked and signed
? "Retail Only". There are also 25 spaces for employee parking on the east side of, and behind, the
� shopping center. The service station contains I 5 stalls not including the pumping positions. On
� one 6:30 p.m. weekday visit to the site, TJKM observed that most of the 73 parking stalls were
j occupied, seemingly by restaurant and gym customers.
{
� Of the 73 stalls, 14 of them are angle parking stalls that face the residential units. These stalls
� are very attractive to the residents and would likely be more heavily used on an overnight basis,
� but for the "Retail Only" marking on each stall. (See Photo Three.) TJKM did observe that 10 of
3
� these stalls were used, apparently by residents, during the midnight survey. (At midnight, they
; were the only cars in the lot, so what appears to be a ready-made shared parking opportunity
� between the residential and retail uses is not being utilized.) (Further, TJKM surmises that the
� main reason for the extra residential stalls being marked Guest Parking Only is to keep out the
� retail patrons, since some of these stalls are convenient to the shoppers.) The photos are
� intended to show the proximity of street parking to the residential units and the proximity of
' the retail parking to the front doors of the residents. This is to make the point that in this
� complex, like some in east Dublin, residents find it more convenient to park at their front door,
; rather than in their garage.
I
; Summarizing observed Bellina Commons parking, there were 25 cars parked in available on-site
= stalls (mostly marked Visitor Parking), 15 cars were parked on Bellina Street adjacent to some
� units, and 10 cars were parked in the Retail Only stalls at the front door of other units. With 55
i units and 50 cars parked, the ratio of non-garaged parking is 0.91 stalls per unit.
i
5
Ms. Heide Cha�mnn
Tf KM Se�ater»ber !0, 2015
Trar�sportation p�ge 4
Consultants �__. _._ ___— _ M� e.e._._._ �__.�._ __.__
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The Foathills in San Ramon is a large condominium complex with a one-car garage for each of
the 186 dwelling units. In addition to the garage, there are assigned parking spaces and visitor
parking spaces for a total of 226 spaces. At the time of survey, The Foothills' occupancy totaled
� 142 stalls including visitor parking, or 63 percent occupancy. The Foothills non-garaged parking
I occupancy works out to be 0.76 stalls per unit. Considering there are only one-car garages, the
Foothills supplies 412 total parking stalls, or 2.22 stalls per unit. Even if it is assumed all one-
garage stalls are occupied at the time of the survey, the total demand is 328 stalls, or I.76 stalts
� per unit. There is no on-street parking occurring near this development.
I
� The Cot:tages in Danville has 3 I units with two-car garages and I 0 units with single car garages
� in the development. In addition, there are 26 stalls for guests and residents. At the time of the
survey, 22 of the parking spaces were occupied, or 0.54 spaces per unit. A stairway to a
medical-c�ffice building located north of the development on the corner of La Gonda Way and EI
Cerro Bc>ulevard, is available for spillover parking. However, at the time of survey, there were
no vehicles parked in the medical-office building parking lot closest to the Cottages. There is no
on-street: parking occurring near this development.
� Summak-y The survey of three residential developments provides a snapshot of parking
occupancy locally with a similar type of residential product. The Foothills in San Ramon has a large
amount c>f parking and still only has a demand of I.76 stalls per unit, including the one car garage.
The Cottages in Danville has a non-garage demand of 0.54 stalls per unit. Bellina Commons has the
' highest ratio, at 0.91 non-garaged stalls per unit. It is TJKM's opinion that the Bellina Commons
� ratio is influenced by the convenience of on-street parking and the convenience of available retail
I parking near many of the units. The influence of some supply of tandem parking that has been
� shown in east Dublin to discourage residents from using both parking stalls could also be a factor.
Conclusion This survey shows that one survey location exceeds the proposed Trumark supply,
� one locat:ion has a slightly smaller demand than Trumark, and the third is well under the Trumark
� proposal. Based on the survey results, TJKM continues to suggest that the rationale for requiring
�
� Nls. Ne;de Chc���rn�n
T)KM � Septernber i 0, 2(?t.5
Transpc�rzacian E pa�e 5
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': three stalls per residential dwelling unit does not apply at this Trumark development. The true
a
� demand for guest parking is lower than one stall; in many cases the third "guest" parking stall is
� actually for people who choose to not use their garage. The proposed layout, unlike some of the
; east Dublin residential complexes with problematic parking, does not incentivize residents to not
� use their garages. The parking ratios in Bellina Commons, where alternative parking is very
� convenient, demonstrates how this factor appears to influence residents to rely less on available
; garage parking.
i
s
� As noted in our earlier letter, TJKM feels that the proximity of BART and Wheels and nearby
€ walkable amenities could result in somewhat lower auto ownership at this complex. TJKM also
G feels a strong HOA requirement for residents to observe parking rules should also be instituted.
; TJKM is of the opinion that the 2.60 stalls per unit proposed will satisfy the parking demand, when
� considering and applying the factors described in this letter.
� In addition, TJKM understands that the City is considering removing some of the existing red
� curbing near the Trumark development which would produce on-street parking stalls along
; Regional Street at the frontage of the Trumark development. If this does occur, at least six
� additional parking stalls could be provided along the Trumark frontage, with perhaps more
e elsewhere. In this instance, the effective visitor parking ratio would increase to 42 stalls for 60
; units, or 0.70 stalls per unit. Because this portion of Regional Street is fully occupied by non-
; residential retail uses, the City would consider two-hour parking limits during business hours. This
; would appear to be an excellent use of curb parking: for business uses during the day and for
� overflow or guest parking on an overnight basis.
i
� Thank you for the opportunity to provide this evaluation of project residential guest parking.
� Please do not hesitate to contact me with your questions or comments at (925) 264-5006.
�
> Very truly yours,
�
' ���� �. ��'�''!
, �
� Chris D. Kinzel, P.E.
�
( Vice President
;
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RESOLUTION NO. 15-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR A PARKING REDUCTION FOR AN
INDIVIDUAL USE FOR THE 60-UNIT TRUMARK RESIDENTIAL PROJECT AT 7144
REGIONAL STREET IN DOWNTOWN DUBLIN
PLPA-2015-00017
WHEREAS, the Applicant, Trumark Homes LLC, is requesting approval of an application
to construct 60 townhomes on an approximately 2.7 acre site at 7144 Regional Street in
Downtown Dublin. The project will include the construction of the residentiai buildings, site
circulation and landscape improvements, and street improvements along Regional Street and
San Ramon Road along the project frontages. The Applicant is seeking site and architectural
(SDR) approval, a Vesting Tentative Map to create condominium units, and a Conditional Use
Permit to authorize a reduced guest parking standard of 0.6 spaces per residential unit instead
of 1 .0 guest spaces per unit as otherwise required by the Zoning Ordinance; and
WHEREAS, Section 8.76.050.E of the City of Dublin Zoning Ordinance (Adjustment to
the Number of Parking Spaces), states that when a reduction of off-street parking is proposed
because an applicant for a proposed use believes the number of parking spaces required for
their use as specified by the Zoning Ordinance is not applicable because the use would
function differently than the generic use type and associated parking standards established in
this Chapter, the Zoning Administrator may grant a reduction in off-street parking requirements;
and
WHEREAS, the Zoning Administrator can refer the application to the Planning
Commission when the application is being processed concurrently with other applications
related to the same project (as is the case here); and
WHEREAS, Section 8.76.050.E (Parking Reduction for an Individual Use) of the Off
Street Parking and Loading Chapter of the Zoning Ordinance outlines the means by which a
parking reduction can be considered; and
WHEREAS, the Applicant is requesting a reduction in the amount of guest parking to be
provided in the 60-unit townhome neighborhood from the City's standard of 1.0 guest parking
space per unit to 0.6 guest parking spaces per unit; and
WHEREAS, the Applicant submitted two parking memorandums regarding the proposed
parking reduction that outline the reasons behind the request, both of which were reviewed and
accepted by the City's Transportation and Operations Manager/Traffic Engineer; and
WHEREAS, based on the conclusions of the parking analyses and the reasons outlined
in the Staff Report, City Staff supports a parking reduction for this use in this location; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
ATTACHMENT 4
WHEREAS, the project is located within the Downtown Dublin Specific Plan area, which
was the subject of an Environmental Impact Report (EIR), State Clearinghouse number
20100022005. ThE� Downtown Dublin Specific Plan Final EIR was certified by City Council
Resolution No. 08-11 dated February 1, 2011. Pursuant to the California Environmental Quality
Act (CEQA) Guidelines section 15168, Site Development Review approval for this project is
within the scope of ',he project analyzed in the Specific Plan EIR and no further CEQA review or
document is required; and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by
reference, describec� and analyzed the Trumark/Regional Street residential project, including the
Site Development I�eview application, Vesting Tentative Map application, and the proposed
Conditional Use Permit for a Parking Reduction; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Trumark/Regional ��treet residential project, including the Site Development Review application,
Vesting Tentative PJlap application, and the proposed Conditional Use Permit for a Parking
Reduction on Octok�er 13, 2015, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTIHER RESOLVED that the City of Dublin Planning Commission does hereby
make the following i�indings and determinations regarding the Conditional Use Permit:
STATEMENT OF FINCiINGS
A. The proposed use ��nd related structures are compatible with other land uses, transportation and
service facilities in the vicinity in that.� 1) the project is located in the Downtown Dublin Zoning
District, which perm�its residential development with approval of Site Development Review and a
Community Benefit Agreement 2) the project is located in Downtown Dublin and within walking
distance of the West Dublin/Pleasanton BART station; 3) the project has frontage on Regional
Street, which has on-street parking available to the public; and 4) the parking analyses
demonstrate that th��re should not be spillover parking impacts to adjacent properties.
B. The proposed use meets the parking requirement for the use type in accordance with the
requirements of Ch��pter 8.76 (Off-Street Parking and Loading Regulations), which could include
a parking reduction for an individual use in that: 1) a parking study was prepared by the
Applicant's parking consultant that was reviewed by the City's Transportation and Operations
Manager, which deinonstrates that there is sufficient parking available to meet the guest parking
demands of visitors to the future residential neighborhood and that there is not expected to be a
parking deficiency; 2) as conditioned, the residents of the neighborhood will be required —
through the Homeowner's Association CC&Rs — to keep their two-car garages free and clear for
the purposes of p��rking their cars, which will ensure that guest parking on the project site
remains available f��r guests and not utilized by resident parking; and 3) the Parking Reduction
for an Individual Use will facilitate the development of the residential neighborhood and the
2 of 6
establishment of higher density residential uses in Downtown Dublin, which is one of the guiding
principles of the Downtown Dublin Specific Plan.
C. The proposed use, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and welfare in
that.� 1) a parking study was prepared that demonstrates there is sufficient parking available to
meet the guest parking requirements of the residential project at 0.6 guest spaces per unit and
that there should not be a parking deficiency; 2) due to sufficient on-site parking it is not
anticipated that there will be any overflow parking that would adversely affect an adjacent use;
and 3) the neighborhood CC&Rs will require that owners/residents keep their two-car garages
free and clear for the purposes of parking their cars, which will ensure that guest parking on the
project site remains available for guests and not utilized by resident parking .
D. The proposed use, as conditioned, will not be injurious to property or improvements in the
neighborhood in that: a parking study was prepared that demonstrates there is sufficient parking
available to meet the guest parking requirements of the residential project at 0.6 guest spaces
per unit and that there should not be a parking deficiency or overflow parking that will impact
adjacent properties and businesses.
E. There are adequate provisions for public access, water sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to the
public health, safety and welfare in that: the project will be served by existing public roadways
including Regional Street and San Ramon Road; and 2) the project will be served by existing
public utilities and services including water and sanitation.
F. The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed in that.� a parking study was prepared that demonstrates there is
sufficient parking available to meet the guest parking requirements of the residential project at
0.6 guest spaces per unit.
G. The proposed use will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1) the
project has been reviewed for conformance with the Downtown Dublin Zoning District and the
Downtown Dublin Specific Plan and a Parking Reduction for an Individual Use is permitted when
an Applicant for a proposed use believes the number of parking spaces required for their use as
specified by the Zoning Ordinance is not applicable because the use would function differently
than the generic use type and associated parking standards established by the Zoning
Ordinance; and 2) the Applicant has provided all materials needed to process a Conditional Use
Permit and consider a reduced parking requirement.
H. The proposed use is consistent with the Dublin General Plan and with any applicable Specific
Plans in that: 1) the General Plan Land Use designation is "Downtown Dublin," which allows uses
as varied as residential, office, and retail or service commercial; and 2) the project site is located
in the Retail District of the Downtown Dublin Specific Plan, which allows residential development.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approvai shall be complied with prior to the
establishment of use, and shall be subject to Planning Division review and approval. The
3 of 6
following codes repr�=sent those departments/agencies responsible for monitoring compliance of
the conditions of ap��roval: [PL] Planning; (B] Building; [PO] Police; [PW] Public Works; [ADM]
Administration/City ��ttorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin
Fire Prevention; [D�;R] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal;
[CO] Alameda Courity Department of Environmental Health; [Zone 7) Alameda County Flood
Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit
Authority; and [CHS] California Department of Health Services.
COA# Condition Text Resp. Required
Agency Prior to:
PLANNING DIVISION
1. Approval. This Conditional Use Permit approval is for the PL On-going
Trumark/Rec�ional Street Residential Project (PLPA-2015-00017).
This approv��l is for a Parking Reduction for an individual use for a
60-unit townhome project at 7144 Regional Street in accordance
with the two parking analysis prepared by TJKM:
a) Results of Parking Study for Regional Street Housing in
� Dublin (dated 7/16/2015)
b) Upd�ited Results of Supplemental Parking Study for
Regi��nal Street Housing in Dublin (dated 9/10/2015)
The analyses support the provision of thirty six (36) on-site guest
parking spac;es (a ratio of 0.6 spaces per unit) as shown on Sheet
C.3 of the F'roject Plans. Two-car, side-by-side garages shall be
rovided witn ever residential unit.
2. Effective Date. This Condition Use Permit approval becomes PL On-going
effective aft��r the Community Benefit Agreement associated with
the project is approved by the City Council. If the Community
Benefit Agr�=ement is not approved, the Condition Use Permit
a roval sh��ll become null and void.
3. Permit Expiration. Construction or use shall commence within PL One Year
one (1) ye�ir of Permit approval or the Permit shall lapse and After
become null and void. If there is a dispute as to whether the Permit Effective
has expirecl, the City may hold a noticed public hearing to Date
determine tl�e matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must be
made and processed according to the requirements of this
Ordinance.
4. Time Exterision. The original approving decision-maker may, PL Prior to
upon the A��plicanYs written request for an extension of approval Expiration
prior to expiration, upon the determination that all Conditions of Date
Approval remain adequate and all applicable findings of approval
will continuE� to be met, grant an extension of the approval for a
period not t� exceed six (6) months. All time extension requests
shall be noticed and a public hearing shall be held before the
ori inal hearin bod .
5. Complianc�:. The ApplicanUProperty Owner shall operate this use PL On-going
in complian��e with the Conditions of Approval of this Conditional
Use Permit, the approved plans and the regulations established in
the Zoning Ordinance. Any violation of the terms or conditions
specified m�� be sub�ect to enforcement action.
6. Revocation of Permit. The Conditional Use Permit approval shall PL On- oin
4 of 6
COA # Condition Text Resp. Required
A enc Prior to:
be revocable in accordance with the Dublin Zoning Ordinance.
Any violation of the terms or conditions of this permit shall be
sub�ect to citation.
7. Requirements and Standard Conditions. The Applicant/ Various Building
Developer shall comply with applicable City of Dublin Fire Permit
Prevention Bureau, Dublin Public Works Department, Dublin Issuance
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental Health,
Dublin San Ramon Services District and the California Department
of Health Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall supply
written statements from each such agency or department to the
Planning Department, indicating that all applicable conditions
required have been or will be met.
8. Required Permits. Developer shall obtain all permits required by PW Building
other agencies including, but not limited to Alameda County Flood Permit
Control and Water Conservation District Zone 7, California lssuance
Department of Fish and Game, Army Corps of Engineers,
Regional Water Quality Control Board, Caltrans and provide
co ies of the ermits to the Public Works De artment.
9. Fees. Applicant/Developer shall pay all applicable fees in effect at Various Building
the time of building permit issuance, including, but not limited to, Permit
Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Issuance
Dublin San Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees; or any
other fee that ma be adopted and applicable.
10. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
harmless the City of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees to attack, set aside, void, or
annul an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
department, committee, or agency of the City to the extent such
actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided,
however, that the Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly notifying the
Developer of any said claim, action, or proceeding and the City's
full cooperation in the defense of such actions or proceedin s.
11. Clarification of Conditions. In the event that there needs to be PL, PW On-going
clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to the
Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the
authorit to make minor modifications to these conditions without
5 of 6
COA# Condition Text Resp. Required
A enc Prior to:
going to a p�ablic hearing in order for the Developer to fulfill needed
im rovements or miti ations resultin from im acts to this ro�ect.
12. CC&Rs. The project CC&Rs shall be required to state that each PL, PW Approval of
residential c�arage shall remain free and clear to park two Final Map
passenger vehicles. This is required in order to ensure that the
on-site guest parking remains open and usable for guests and not
occu ied b resident vehicles.
PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this 13tn
day of October 2015 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA#120131PLPA-2013-OOOu7 California Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx
6of6
RESOLUTION NO. 15-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE MAP 8295
FOR THE TRUMARK RESIDENTIAL PROJECT AT 7144 REGIONAL STREET
(APN 941-0305-024-00)
PLPA-2015-00017
WHEREAS, the Applicant, Trumark Homes LLC, is requesting approval of an application
to construct 60 townhomes on an approximately 2.7 acre site at 7144 Regional Street in
Downtown Dublin. The project will include the construction of the residential buildings, site
circulation and landscape improvements, and street improvements along Regional Street and
San Ramon Road along the project frontages. The Applicant is seeking site and architectural
(SDR) approval, a Vesting Tentative Map to create condominium units, and a Conditional Use
Permit to authorize a reduced guest parking standard of 0.6 spaces per residential unit instead
of 1.0 guest spaces per unit as otherwise required by the Zoning Ordinance; and
WHEREAS, the project site is located in Downtown Dublin, within the Retail District of the
Downtown Dublin Specific Plan; and
WHEREAS, the proposed subdivision of the ± 2.7 acre property is into six Air Space
Condominium parcels for the 60 residential units with walkways and patios (totaling 1.66 acres)
and seven Common Area parcels for the driveways, landscaping, and parking areas (totaling
1.04 acres); and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin
Subdivision Regulations require that no real property may be divided into multiple parcels for
purpose of sale, lease or financing, unless a Tentative Subdivision Map is acted upon, and a
Final Map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision
Regulations; and
WHEREAS, a complete application for a Vesting Tentative Map is on file in the
Community Development Department, Planning Division; and
WHEREAS, Chapter 9.04.040 of the City of Dublin Municipal Code specifies that the
Planning Commission is the advisory agency for the approval, conditional approval, or
disapproval of tentative subdivision maps for five (5) or more parcels; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, the project is located within the Downtown Dublin Specific Plan area, which
was the subject of an Environmental Impact Report (EIR), State Clearinghouse number
20100022005. The Downtown Dublin Specific Plan Final EIR was certified by City Council
Resolution No. 08-11 dated February 1, 2011. Pursuant to the California Environmental Quality
Act (CEQA) Guidelines section 15168, Site Development Review approval for this project is
ATTACHMENT 5
within the scope of the project analyzed in the Specific Plan EIR and no further CEQA review or
document is required; and
WHEREAS, a Staff Report, dated October 13, 2015 and incorporated herein by
reference, described and analyzed the Trumark/Regional Street residential project, including
the Site Development Review application, Vesting Tentative Map application, and the proposed
Conditional Use Permit for a Parking Reduction; and
WHEREAS, the Planning Commission heid a properly noticed public hearing on the
Trumark/Regional Street residential project, including the Site Development Review application,
Vesting Tentative Map appiication, and the proposed Conditional Use Permit for a Parking
Reduction on October 13, 2015, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does
hereby find that:
A. Vesting Tentative Map 8295 is consistent with the intent of applicable subdivision
regulations and related ordinances.
B. The design or improvements of Vesting Tentative Map 8295 are consistent with the
City's General Plan policies as they apply to the subject property in that the Map will
create six Air Space Condominium parcels for the 60 residential units with walkways
and patios (totaling 1.66 acres) and seven Common Area parcels for the driveways,
landscaping, and parking areas (totaling 1.04 acres) for future residential
development.
C. Vesting Tentative Map 8295 is consistent with the Downtown Dublin Zoning District
(DDZD) and is therefore consistent with the City of Dublin Zoning Ordinance.
D. The project site is located adjacent to major roads on approximately 2.7 acres of
relatively flat topography, and so therefore is physically suitable for the type and
density of development that is proposed.
E. The Vesting Tentative Map will not cause environmental damage or substantially
injure fish or wildlife or their habitat, or cause public health concerns because the
existing site is fully developed with improvements and is therefore already an
urbanized site with little habitat value.
F. The design of the Vesting Tentative Map will not conflict with easements acquired by
the public at large, or access through or use of property within the proposed
subdivision. The City Engineer has reviewed the Vesting Tentative Map and title
2
report and has determined that the future proposed buildings will not conflict with
existing or new easements nor with future property lines.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
approve Vesting Tentative Map 8295 for the Trumark/Regional Street residentiai project to
subdivide the ± 2.7 acre property into six Air Space Condominium parcels for the 60 residential
units with walkways and patios (totaling 1.66 acres) and seven Common Area parcels for the
driveways, landscaping, and parking areas (totaling 1.04 acres), as shown on the project plans
prepared by MacKay & Somps, dated received on September 29, 2015, and incorporated
herein by reference, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of
final map, and shall be subject to Planning Division review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions
of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM]
Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin
Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal;
[CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood
Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit
Authority; and [CHS] California Department of Health Services.
COA# Condition Text Resp. Required
A enc Prior to:
PLANNING DIVISION
1. Approval. This Vesting Tentative Map approval is for the PL On-going
Trumark/Regional Residential Project, Tract 8295. This approval
shall be as generally depicted and indicated on the VTM Air Space
Condominium plans, attached to the project SDR Resolution as
Exhibit A, prepared by MacKay & Somps, KTGY Group, and Gates
+ Associates Landscape Architecture dated received September
29, 2015, on file in the Community Development Department, and
as specified as the following Conditions of Approval for this
ro�ect.
2. Effective Date. This VTM approval becomes effective after the PL On-going
Community Benefit Agreement associated with the project is
approved by the City Council. If the Community Benefit
Agreement is not approved, the Vesting Tentative Map approval
shall become null and void.
3. Compliance. The Applicant/Property Owner shall operate this use PL On-going
in compliance with the Conditions of Approval of this VTM
approval, the approved plans and the regulations established in
the Zoning Ordinance. Any violation of the terms or conditions
s ecified ma be sub�ect to enforcement action.
4. Revocation of Permit. The VTM approval shall be revocable for PL On-going
cause in accordance with Chapter 9 of the Dublin Municipal Code
and the State SMA. Any violation of the terms or conditions of this
ermit shall be sub�ect to citation.
5. Requirements and Standard Conditions. The Applicant/ Various Building
Develo er shall com I with a licable Cit of Dublin Fire Permit
3
COA # Condition Text Resp. Required
A enc Prior to:
Prevention Bureau, Dublin Public Works Department, Dublin Issuance
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental Health,
Dublin San Ramon Services District and the California Department
of Health Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall supply
written statements from each such agency or department to the
Planning Department, indicating that all applicable conditions
re uired have been or will be met.
6. Required Permits. Developer shall obtain all permits required by PW Building
other agencies including, but not limited to Alameda County Flood Permit
Control and Water Conservation District Zone 7, California lssuance
Department of Fish and Game, Army Corps of Engineers,
Regional Water Quality Control Board, Caltrans and provide
co ies of the ermits to the Public Works De artment.
7. Fees. Applicant/Developer shall pay all applicable fees in effect at Various Building
the time of building permit issuance, including, but not limited to, Permit
Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Issuance
Dublin San Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees; or any
other fee that ma be ado ted and a licable.
8. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against the City
of Dublin or its agents, officers, or employees to attack, set aside,
void, or annul an approval of the City of Dublin or its advisory
agency, appeal board, Planning Commission, City Council,
Community Development Director, Zoning Administrator, or any
other department, committee, or agency of the City to the extent
such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law;
provided, however, that the Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the City's
promptly notifying the Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such
actions or roceedin s.
9. Clarification of Conditions. In the event that there needs to be PL, PW On-going
clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to the
Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the
authority to make minor modifications to these conditions without
going to a public hearing in order for the Developer to fulfill needed
im rovements or miti ations resultin from im acts to this ro�ect.
10. Covenants, Conditions and Restrictions (CC&Rs). A PW, PL Approval of
Homeowners Association shall be formed b recordation of a Final Map
4
COA # Condition Text Resp. Required
A enc Prior to:
declaration of Covenants, Conditions, and Restrictions to govern
use and maintenance of the buildings and site. Said declaration
shall set forth the Association name, bylaws, rules and regulations.
The CC&Rs shall ensure that there is adequate provision for the
maintenance, in good repair and on a regular basis, of the
landscaping & irrigation, decorative pavements, fences, walls,
drainage, lighting, signs and other related improvements. The
CC&Rs shall also contain all other items reauired bv these
conditions. The Developer shall submit a copy of the CC&R
document to the Cit for review and a roval.
DSRSD
11. Final Map shall be submitted to and approved by DSRSD for DSRSD Approval of
easement locations, widths, and restrictions. Final Ma
PUBLIC WORKS
12. Ownership and Maintenance of Improvements. Prior to PW Final Map
approval of the first Final Map, the Developer shall submit an and Ongoing
"Ownership and Maintenance" exhibit indicating ownership and
maintenance responsibilities for the project street, common area
parcels and open space improvements. The "Ownership and
Maintenance" exhibit shall be subject to review and approval by
the Cit En ineer.
13. Landscape Features within Public Right of Way. The PW First Final
Developer shall enter into an "Agreement for Long Term Map; Modify
Encroachments" with the City to allow the Homeowner's with
Association to maintain the curb & gutter, sidewalk, landscape and Successive
decorative features within public Right of Way including frontage Final Maps
landscaping, decorative pavements and special features (i.e.,
walls, portals, benches, etc.) as shown on the Site Development
Review package. The Agreement shall identify the ownership of
the special features and maintenance responsibilities. The
Homeowner's Association will be responsible for maintaining the
surface of all decorative pavements including restoration required
as the result of utilit re airs.
14. Covenants, Conditions and Restrictions (CC8�Rs). A PW First Final
Homeowners Association shall be formed by recordation of a Map; Modify
declaration of Covenants, Conditions, and Restrictions to govern with
use and maintenance of the landscape features, decorative Successive
pavement and other features within the public right of way Final Maps
contained in the Agreement for Long Term Encroachments; all
open space and common area landscaping; and all stormwater
treatment measures. Said declaration shall set forth the
Association name, bylaws, rules and regulations. The CC&Rs shall
also contain a provision that prohibits the amendment of those
provisions of the CC&Rs requested by City without the City's
approval. The CC&Rs shall ensure that there is adequate
provision for the maintenance, in good repair and on a regular
basis, of all private streets, alleyways and motor courts;
landscaping & irrigation; decorative pavements; median islands;
fences; walls; drainage and stormwater treatment features;
lighting; signs and other related improvements. The CC&Rs shall
also contain all other items re uired b these conditions. The
5
Developer shall submit a copy of the CC&R document to the City
for review and a roval.
15. San Ramon Road & Regional Street. The existing sidewalk PW First Final
along the project's frontage has extensive damage, offsets and Map and
cross-slopes that exceed the California Building Code Ongoing
requirements. Developer shall remove and replace all curb,
gutter,sidewalk; and driveways along the project's San Ramond
Road and Re ional Street fronta e.
16. San Ramon Road EVAE Access. Developer shall install beveled PW First Final
curb at each of the two proposed Emergency Vehicle Access Map and
oints on San Ramon Road. Ongoing
17. Regional Street. Developer shall construct City standard PW First Final
driveway cut at the project entrance on Regional Street and Map and
replace the existing driveway with the standard curb, gutter and Ongoing
sidewalk.
18. San Ramon Road & Regional Street. Developer shall install tree PW First Final
grates in all new and existing tree wells. The Maintenance of tree Map and
grates shall be the responsibility of the new Homeowners' Ongoing
Association.
19. Frontage Improvements. Developer shall install Street PW First Final
improvements along the project's frontage which may include, but Map and
are not limited to: planting of new street trees in all empty tree Ongoing
wells; replacement of existing street trees if deemed necessary;
relocation of previously unknown existing utilities; and/or storm
drain im rovements.
20. Storm Drain Easement. Developer shall dedicate a Storm Drain PW First Final
Easement (SDE) over the existing storm drain line that is located Map and
on the project site near and parallel to the western boundary along Ongoing
San Ramon Road. Said easement shall be a minimum 15' wide.
The easement shall be centered on the existing storm drain pipe.
The location and alignment of the existing pipe shall be verified
and approved based on a field survey. If the location of the
existing storm drain pipe is found to be in conflict with the
proposed improvements, the developer shall be solely responsible
for relocatin the i e to meet Cit standards and re uirements.
21. Existing 40' Storm Drain Easement. Developer shall not PW First Final
construct any permanent buildings or footings within the existing Map and
40' storm drain easement along the northern portion of the site. Ongoing
Non-structural patio walls will be allowed to encroach into the
easement with a roval b the Cit En ineer.
22. Public Service Easements (PSE). A 3' Public Service PW First Final
Easement(s) shall be dedicated along the project's Regional Map and
Street and San Ramon Road frontages to allow for the proper Ongoing
placement of public utility vaults, boxes, appurtenances or similar
items behind the back-of-sidewalk. Private improvements such as
fences, gates or trellises shall not be located within the public
service easements.
23. Private Streets. The Developer shall establish private street PW First Final
access rights and install complete street improvements for the Map
proposed private streets and alleyways within the development as
shown on the Tentative Ma .
24. Intersection Sight Distance: On-street parking shall be restricted PW First Final
within the trian les created b the Safe Sto in Si ht Distance Map
6
zones (Visibility Zones) at the project entrance. In addition, all
landscaping and architectural features shall be no more than 30-
inches tall inside the Visibility Zones at the project entrances. The
Visibility Zones shall be determined by the traffic analysis. The
traffic analysis shall be reviewed and approved by the Traffic
En ineer.
25. Private street and common area subdivision improvements. PW First Final
Common area improvements, private streets, private alleys and all Map
other subdivision improvements owned or maintained by the
homeowners' owners association are subject to review and
approval by the City Engineer prior to Final Map approval and shall
be included in the Tract Improvement Agreement. Such
improvements include, but are not limited to: curb & gutter,
pavement areas, sidewalks, access ramps & driveways; enhanced
street paving; parking spaces; street lights (wired underground)
and appurtenances; drainage facilities; utilities; landscape and
irrigation facilities; open space landscaping; stormwater treatment
facilities; stri in and si na e; and fire h drants.
26. Private Street and Sidewalk Improvements. The private PW First Final
sidewalk internal to the project shall be minimum width of four feet Map
(4') and a foot by five foot (5'x5') "turnaround" areas shall be
rovided at intervals of no less than two hundred feet 200' .
27. Private Street Easements. Public Utility Easements (PUE), PW First Final
Sanitary Sewer Easements (SSE) and Water Line Easements Map
(WLE) shall be established over all private streets within the
subdivisions. The PUE, SSE and WLE dedication statements on
the Final Map are to recite that the easements are available for,
but not limited to, the installation, access and maintenance of
sanitary and storm sewers, water, electrical and communication
facilities. Project entry monument signs and walls shall not be
located within these easements.
28. Private Street Easements. The Developer shall dedicate PW First Final
Emergency Vehicle Access Easements (EVAE) over the clear Map
pavement width of all private streets and alleys. Easement
geometry shall be consistent with the approved Tentative Map and
shall be subject to final approval by the City Engineer and Fire
Marshal.
29. Monuments. Final Maps shall include private street monuments to PW First Final
be set in all private streets. Private street monuments shall be set Map
at all intersections and as determined b the Cit En ineer.
30. Decorative Pavement: Decorative pavers, stamped concrete or PW First Final
other similar non-standard pavement sections shall not be installed Map and
on any public street, unless the design and location is reviewed Ongoing
and approved by the City Engineer. These items can be installed
on private streets. In any case, decorative pavement (pavers or
similar non-standard pavement sections) shall not be installed over
traffic detector loops, inside crosswalks or within thirty feet (30') of
an crosswalk or STOP bar.
31. Curb Ramps: Curb ramp layouts are subject to final review and PW First Final
approval by the City Engineer. The number, location and layout of Map and
all curb ramps shall be reviewed and approved by the City Ongoing
Engineer with the Improvement Plans associated with each Final
Ma . All edestrian ram s shall be desi ned and constructed to
7
provide direct access to marked or unmarked crosswalks. Each
pedestrian ramp shall be oriented such that it is aligned and
parallel to the marked or unmarked crosswalk it is intended to
serve. Pedestrian ramps serving more than one marked or
unmarked crosswalk shall not be provided, unless specifically
a roved b the Cit En ineer.
32. Stormwater Management: The provided Stormwater PW First Final
Management Plan, Sheet 3 of the Tentative Map, prepared by Map and
MacKay & Somps, dated June 6, 2015 is approved in concept Ongoing
only, except as noted below. The final Stormwater Management
Plan is subject to City Engineer approval prior to approval of the
Tract Improvement Plans. Approval is subject to the developer
providing the necessary plans, details, and calculations that
demonstrate the plan complies with the standards issued by the
San Francisco Ba Re ional Water Qualit Control Board.
33. Trash Capture: The project Stormwater Management Plan shall PW First Final
incorporate trash capture measures such as inlet filters or Map and
hydrodynamic separator units to address the requirements of Ongoing
Provision C.10 of the Regional Water Quality Control Board
(RWQCB) Municipal Regional Permit (MRP) to the satisfaction of
the Cit En ineer.
34. Storm Water Treatment Measures Maintenance Agreement. PW First Final
Developer shall enter into an Agreement with the City of Dublin Map and
that guarantees the property owner's perpetual maintenance Ongoing
obligation for all stormwater treatment measures installed as part
of the project. Said Agreement is required pursuant to Provision
C.3 of the Municipal Regional Stormwater NPDES Permit, Order
No. R2-2009-0074. Said permit requires the City to provide
verification and assurance that all treatment devices will be
properly operated and maintained. The Agreement shall be
recorded a ainst the ro ert and shall run with the land.
35. Stormwater Source Control. "No Dumping Drains to Bay" storm PW First Final
drain medallions per City Standard Detail CD-704 shall be placed Map and
on all ublic and rivate storm drain inlets. Ongoing
36. Utilities. All new utility service connections, including electrical PW First Final
and communications, shall be installed underground. Electrical Map and
transformers shall be installed in underground vaults within an Ongoing
a ro riate utilit easement or ublic service easement.
37. Landscape Plans. Developer shall submit design development PW First Final
Landscape Plans with the second plan check for the street Map and
improvement plans and final map for each respective tract. The Ongoing
Landscape Plans shall show details, sections and supplemental
information as necessary for design coordination of the various
civil design features and elements including utility location to the
satisfaction of the City Engineer. Complete Landscape Plans shall
be concurrently approved with the Tract Improvement Agreement
and Final Ma .
38. Street Light and Joint Trench Plans. Streetlight Plans and Joint PW First Final
Trench Plans shall be submitted with the first plan check for the Map and
street improvement plans and final map for each respective tract. Ongoing
The final streetlight plan and joint trench plan shall be completed
prior to Final Map approval for each respective subdivision.
8
39. Fault Setback. The project site is located in an Earthquake Fault PW Final Map,
Hazard Zone according to maps released by the State of Issuance of
California. The earthquake fault zone shall be clearlv delineated Building
on the Final Map. Per the "Fault lnvestigation Report— Proposed Permits and
Retail/Residential Development, 7144 Regional StreeY' prepared Ongoing
by Moore Twining Associates, Inc. dated June 20, 2013 and the
"Fault Rupture Hazard Evaluation and Preliminary Geotechnical
Investigation" prepared by Cornerstone Earth Group, dated
December 14, 2014, all habitable structures within the proposed
development shall be set back a minimum of twenty five feet (25')
from the ro�ect's westerl boundar alon San Ramon Road.
40. Soils Report. The Developer shall submit a detailed soils report PW Issuance of
prepared by a qualified engineer, registered with the State of Grading
California. The required report shall include recommendations Permits or
regarding pavement sections for all project streets including all First Final
perimeter streets and internal public/private streets. Grading Map
operations shall be in accordance with recommendations
contained in the required soils report and grading shall be
supervised by an engineer registered in the State of California to
do such work.
41. Geotechnical Engineer Review and Approval. The Project PW Issuance of
Geotechnical Engineer shall be retained to review all final grading Grading
plans and specifications. The Project Geotechnical Engineer shall Permits or
approve all grading plans prior to City approval and issuance of First Final
radin ermits. Map
42. Grading. The disposal site and haul truck route for any off-haul PW Issuance of
dirt materials shall be subject to the review and approval by the Grading
City Engineer prior to the approval the improvement plans or Permits or
issuance of a Grading Permit. If the Developer does not own the First Final
parcel on which the proposed disposal site is located, the Map
Developer shall provide the City with a Letter of Consent, signed
by the current owner, approving the placement of off-haul material
on their parcel. A grading plan may be required for the placement
of the off-haul material.
43. Dust Control/Street Sweeping. The Developer shall provide PW Ongoing
adequate dust control measures at all times during the grading
and hauling operations. All trucks hauling export and import
materials shall be provided with tarp cover at all times. Spillage of
haul materials and mud-tracking on the haul routes shall be
prevented at all times. Developer shall be responsible for
sweeping of streets within, surrounding and adjacent to the project
if it is determined that the tracking or accumulation of material on
the streets is due to its construction activities.
44. Underground Obstructions. Prior to demolition, excavation and PW Issuance of
grading on any portion of the project site, all underground Grading
obstructions (i.e., debris, septic tanks, fuel tanks, barrels, chemical Permits or
waste) shall be identified and removed pursuant to Federal, State First Final
and local regulations and subject to the review and approval by the Map
City. Excavations shall be properly backfilled using structural fill,
sub'ect to the review and a roval of the Cit En ineer.
45. Resource Agency Permits: No resource agency permits are PW Prior to
known to be needed at this time, but the Applicant should be Issuance of
aware that rior to the start of an radin of the site, ermits shall Grading
9
be obtained as necessary from the US Army Corps of Engineers, Permit
the San Francisco Bay Regional Water Quality Control Board, the
State of California Department of Fish and Game, and the US Fish
and Wildlife Service for the grading or alteration of wetland areas
within the site, if applicable. The project shall be modified as
needed to res ond to the conditions of the ermits.
46. Developer shall comply with the City of Dublin Public Works PW Ongoing
Standard Conditions of Approval contained below ("Standard
Condition") unless specifically modified by Project Specific
Conditions of A roval above.
47. The Developer shall comply with the Subdivision Map Act, the City PW Ongoing
of Dublin Subdivision, and Grading Ordinances, the City of Dublin
Public Works Standards and Policies, the most current
requirements of the State Code Title 24 and the Americans with
Disabilities Act with regard to accessibility, and all building and fire
codes and ordinances in effect at the time of building permit. All
public improvements constructed by Developer and to be
dedicated to the City are hereby identified as "public works" under
Labor Code section 1771. Accordingly, Developer, in constructing
such improvements, shall comply with the Prevailing Wage Law
Labor Code. Sects. 1720 and followin .
48. The Developer shall defend, indemnify, and hold harmless the City PW Ongoing
of Dublin and its agents, officers, and employees from any claim,
action, or proceeding against the City of Dublin or its agents,
officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department,
committee, or agency of the City related to this project (Tract Map
8102) to the extent such actions are brought within the time period
required by Government Code Section 66499.37 or other
applicable law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such
actions or roceedin s.
49. In the event that there needs to be clarification to these Conditions PW Ongoing
of Approval, the Director of Community Development and the City
Engineer have the authority to clarify the intent of these Conditions
of Approval to the Developer without going to a public hearing.
The Director of Community Development and the City Engineer
also have the authority to make minor modifications to these
conditions without going to a public hearing in order for the
Developer to fulfill needed improvements or mitigations resulting
from im acts of this ro'ect.
50. If there are conflicts between the Tentative Map approval and the PW Ongoing
SDR approval pertaining to mapping or public improvements the
Tentative Ma shall take precedent.
AGREEMENTS AND BONDS
51. The Developer shall enter into a Tract Improvement Agreement PW First Final
with the City for all public improvements including any required Map and
offsite storm drainage or roadway improvements that are needed Successive
to serve the Tract that have not been bonded with another Tract Ma s
10
Im rovement A reement.
52. The Developer shall provide performance (100%), and labor & PW First Final
material (100%) securities to guarantee the tract improvements, Map and
approved by the City Engineer, prior to execution of the Tract Successive
Improvement Agreement and approval of the Final Map. (Note: Maps
Upon acceptance of the improvements, the perFormance security
may be replaced with a maintenance bond that is 25% of the value
of the erformance securit .
FEES
53. The Developer shall pay all applicable fees in effect at the time of PW Ongoing
building permit issuance including, but not limited to, Planning
fees, Building fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School Impact
fees, Public Works Traffic Impact fees, Alameda County Fire
Services fees, Noise Mitigation fees, inclusionary Housing In-Lieu
fees, Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees and any other fees
as noted in the Develo ment A reement.
54. The Developer shall dedicate parkland or pay in-lieu fees in the PW Ongoing
amounts and at the times set forth in City of Dublin Resolution No.
60-99, or in any resolution revising these amounts and as
implemented by the Administrative Guidelines adopted by
Resolution 195-99.
PERMITS
55. Developer shall obtain an Encroachment Permit from the Public PW Prior to Start
Works Department for all construction activity within the public of Work
right-of-way of any street where the City has accepted the
improvements. The encroachment permit may require surety for
slurry seal and restriping. At the discretion of the City Engineer an
encroachment for work specifically included in an Improvement
A reement ma not be re uired.
56. Developer shall obtain a Grading / Sitework Permit from the Public PW Prior to Start
Works Department for all grading and private site improvements of Work
that serves more than one lot or residential condominium unit.
57. Developer shall obtain all permits required by other agencies PW Prior to Start
including, but not limited to Alameda County Flood Control and of Work
Water Conservation District Zone 7, California Department of Fish
and Game, Army Corps of Engineers, Regional Water Quality
Control Board, Caltrans and provide copies of the permits to the
Public Works De artment.
SUBMITTALS
58. All submittals of plans and Final Maps shall comply with the PW Prior to
requirements of the "City of Dublin Public Works Department Approval of
Improvement Plan Submittal Requirements", and the "City of Improvement
Dublin Improvement Plan Review Check List". Plans or
Final Ma
59. The Developer will be responsible for submittals and reviews to PW Prior to
obtain the approvals of all participating non-City agencies. The Approval of
Alameda County Fire Department and the Dublin San Ramon Improvement
Services District shall approve and sign the improvement Plans. Plans or
Final Ma
60. Developer shall submit a Geotechnical Report, which includes PW Prior to
street avement sections and radin recommendations. A roval of
11
Improvement
Plans,
Grading
Plans, or
Final Ma
61. Developer shall provide the Public Works Department a digital PW Prior to
vectorized file of the "master" files for the project when the Final Acceptance
Map has been approved. Digital raster copies are not acceptable. of
The digital vectorized files shall be in AutoCAD 14 or higher Improvement
drawing format. Drawing units shall be decimal with the precision s and
of the Final Map. All objects and entities in layers shall be colored Release of
by layer and named in English. All submitted drawings shall use Bonds
the Global Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
FINAL MAP
62. The Final Map shall be substantially in accordance with the PW Prior to
Tentative Map approved with this application, unless otherwise Approval of
modified by these conditions. Multiple final maps may be filed in Final Map
phases, provided that each phase is consistent with the tentative
map, that phasing progresses in an orderly and logical manner
and adequate infrastructure is installed with each phase to serve
that phase as a stand-alone project that is not dependent upon
future hasin for infrastructure.
63. All rights-of-way and easement dedications required by the PW Prior to
Tentative Map shall be shown on the Final Map. Approval of
Final Ma
64. Any phasing of the final mapping or improvements of a Tentative PW Prior to
Map is subject to the approval and conditions of the City Engineer. Approval of
Final Ma
65. Street names shall be assigned to each public/private street PW Prior to
pursuant to Municipal Code Chapter 7.08. The approved street Approval of
names shall be indicated on the Final Ma . Final Ma
66. The Final Map shall include the street monuments to be set in all PW Monuments
public streets. to be Shown
on Final Map
and Installed
Prior to
Acceptance
of
Improvement
s
EASEMENTS
67. The Developer shall obtain abandonment from all applicable public PW Prior to
agencies of existing easements and right of ways within the Approval of
development that will no longer be used. Improvement
Plans or
Appropriate
Final Ma
68. The Developer shall acquire easements, and/or obtain rights-of- PW Prior to
entry from the adjacent property owners for any improvements on Approval of
their property. The easements and/or rights-of-entry shall be in Improvement
writing and copies furnished to the City Engineer. Plans or
A ro riate
12
Final Ma
GRADING
69. The Grading Plan shall be in conformance with the PW Prior to
recommendations of the Geotechnical Report, the approved Approval of
Tentative Map and/or Site Development Review, and the City Grading
design standards & ordinances. In case of conflict between the soil Plans or
engineer's recommendations and City ordinances, the City Issuance of
Engineer shall determine which shall apply. Grading
Permits, and
On oin
70. A detailed Erosion Control Plan shall be included with the Grading PW Prior to
Plan approval. The plan shall include detailed design, location, and Approval of
maintenance criteria of all erosion and sedimentation control Grading
measures. Plans or
Issuance of
Grading
Permits, and
On oin
71. Tiebacks or structural fabric for retaining walls shall not cross PW Prior to
property lines, or shall be located a minimum of 2' below the Approval of
finished grade of the upper lot. Grading
Plans or
issuance of
Grading
Permits, and
On oin
IMPROVEMENTS
72. The public improvements shall be constructed generally as shown PW Prior to
on the Tentative Map and/or Site Development Review. However, Approval of
the approval of the Tentative Map and/or Site Development Improvement
Review is not an approval of the specific design of the drainage, Plans or
sanitary sewer, water, and street improvements. Start of
Construction,
and On oin
73. All public improvements shall conform to the City of Dublin PW Prior to
Standard Plans and design requirements and as approved by the Approval of
City Engineer. Improvement
Plans or
Start of
Construction,
and On oin
74. Public streets shall be at a minimum 1% slope with minimum PW Prior to
gutter flow of 0.7% around bumpouts. Private streets and alleys Approval of
shall be at minimum 0.5% slope. Improvement
Plans or
Start of
Construction,
and On oin
75. Curb Returns on arterial and collector streets shall be 40-foot PW Prior to
radius, all internal public streets curb returns shall be minimum 30- Approval of
foot radius (36-foot with bump outs) and private streets/alleys shall Improvement
be a minimum 20-foot radius, or as approved by the City Engineer. Plans or
Curb ram locations and desi n shall conform to the most current Start of
13
Title 24 and Americans with Disabilities Act requirements and as Construction,
a roved b the Cit Traffic En ineer. and On oin
76. Any decorative pavers/paving installed within City right-of-way PW Prior to
shall be done to the satisfaction of the City Engineer. Where Approval of
decorative paving is installed at signalized intersections, pre- Improvement
formed traffic signal loops shall be put under the decorative Plans or
pavement. Decorative pavements shall not interfere with the Start of
placement of traffic control devices, including pavement markings. Construction,
All turn lane stripes, stop bars and crosswalks shall be delineated and Ongoing
with concrete bands or color pavers to the satisfaction of the City
Engineer. Maintenance costs of the decorative paving shall be
the res onsibilit of the Homeowners Association
77. The Developer shall install all traffic signs and pavement marking PW Prior to
as required by the City Engineer. Occupancy
of Units or
Acceptance
of
Improvement
s
78. Street light standards and luminaries shall be designed and PW Prior to
installed per approval of the City Engineer. The maximum voltage Occupancy
drop for streetlights is 5%. of Units or
Acceptance
of
Improvement
s
79. Developer shall construct all potable and recycled water and PW Prior to
sanitary sewer facilities required to serve the project in accordance Occupancy
with DSRSD master plans, standards, specifications and of Units or
requirements. Acceptance
of
Improvement
s
80. Fire hydrant locations shall be approved by the Alameda County PW Prior to
Fire Department. A raised reflector blue traffic marker shall be Occupancy
installed in the street opposite each hydrant. of Units or
Acceptance
of
Improvement
s
81. The Developer shall furnish and install street name signs for the PW Prior to
project to the satisfaction of the City Engineer. Occupancy
of Units or
Acceptance
of
Improvement
s
82. Developer shall construct gas, electric, cable TV and PW Prior to
communication improvements within the fronting streets and as Occupancy
necessary to serve the project and the future adjacent parcels as of Units or
approved by the City Engineer and the various Public Utility Acceptance
agencies. of
Improvement
s
14
83. All electrical, gas, telephone, and Cable TV utilities, shall be PW Prior to
underground in accordance with the City policies and ordinances. Occupancy
All utilities shall be located and provided within public utility of Units or
easements and sized to meet utility company standards. Acceptance
of
Improvement
s
84. All utility vaults, boxes and structures, unless specifically approved PW Prior to
otherwise by the City Engineer, shall be underground and placed Occupancy
in landscape areas and screened from public view. Prior to Joint of Units or
Trench Plan approval, landscape drawings shall be submitted to Acceptance
the City showing the location of all utility vaults, boxes and of
structures and adjacent landscape features and plantings. The Improvement
Joint Trench Plans shall be signed by the City Engineer prior to s
construction of the �oint trench im rovements.
CONSTRUCTION
85. The Erosion Control Plan shall be implemented between October PW Ongoing as
15th and April 15th unless otherwise allowed in writing by the City Needed
Engineer. The Developer will be responsible for maintaining
erosion and sediment control measures for one year following the
Cit 's acce tance of the subdivision im rovements.
86. If archaeological materials are encountered during construction, PW Ongoing as
construction within 100 feet of these materials shall be halted until Needed
a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
87. Construction activities, including the maintenance and warming of PW Ongoing as
equipment, shall be limited to Monday through Friday, and non- Needed
City holidays, between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer. Extended
hours or Saturday work will be considered by the City Engineer on
a case-b -case basis.
88. Developer shall prepare a construction noise management plan PW Prior to Start
that identifies measures to be taken to minimize construction noise of
on surrounding developed properties. The plan shall include hours Construction
of construction operation, use of mufflers on construction Implementati
equipment, speed limit for construction traffic, haul routes and on Ongoing
identify a noise monitor. Specific noise management measures as Needed
shall be rovided rior to ro�ect construction.
89. Developer shall prepare a plan for construction traffic interface PW Prior to Start
with public traffic on any existing public street. Construction traffic of
and parking may be subject to specific requirements by the City Construction;
Engineer. Implementati
on Ongoing
as Needed
90. The Developer shall be responsible for controlling any rodent, PW Ongoing
mos uito, or other est roblem due to construction activities.
91. The Developer shall be responsible for watering or other dust- PW Prior to Start
palliative measures to control dust as conditions warrant or as of
directed by the City Engineer. Construction;
Im lementati
15
on Ongoing
as Needed
92. The Developer shall provide the Public Works Department with a PW Prior to
letter from a registered civil engineer or surveyor stating that the Issuance of
building pads have been graded to within 0.1 feet of the grades Building
shown on the approved Grading Plans, and that the top & toe of Permits or
banks and retaining walls are at the locations shown on the Acceptance
approved Grading Plans. of
Improvement
s
NPDES
93. Prior to any clearing or grading, the Developer shall provide the PW Prior to Start
City evidence that a Notice of Intent (NOI) has been sent to the of Any
California State Water Resources Control Board per the Construction
requirements of the NPDES. A copy of the Storm Water Pollution Activities
Prevention Plan (SWPPP) shall be provided to the Public Works
De artment and be ke t at the construction site.
94. The Storm Water Pollution Prevention Plan (SWPPP) shall identify PW SWPPP to
the Best Management Practices (BMPs) appropriate to the project be Prepared
construction activities. The SWPPP shall include the erosion Prior to
control measures in accordance with the regulations outlined in the Approval of
most current version of the ABAG Erosion and Sediment Control Improvement
Handbook or State Construction Best Management Practices Plans;
Handbook. The Developer is responsible for ensuring that all Implementati
contractors implement all storm water pollution prevention on Prior to
measures in the SWPPP. Start of
Construction
and Ongoing
as Needed
PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this 13tn
day of October 2015 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Pianning Commission Chair
ATTEST:
Assistant Community Development Director
G:IPA#120131PLPA-2013-00067 California Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx
16