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HomeMy WebLinkAbout11/21/1988 PC Agenda AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:00 p.m. 7606 Amador Valley Blvd., Meeting Room November 21, 1988 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETING - November 7, 1988 6. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item which is not on the Planning Commission agenda. Comments should not exceed 5 minutes. If any person feels that this is insufficient time to address his or her concern, that person should arrange with the Planning Director to have his or her particular concern placed on the agenda for a future meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 88-098 Dublin School District Conditional Use Permit to Modify a Previous Condition of Approval Requiring a 6' Minimum Wall Along Property Lines Abutting Existing or Planned Residential Uses at 7471 Larkdale Avenue 8.2 PA 87-172 Dublin High School Conditional Use Permit to Allow the Continued Use of a Mobile Home on the Dublin High School Site for Occupancy by Security Personnel at 8151 Village Parkway 8.3 PA 88-091 Villages at Alamo Creek Conditional Use Permit Request to Allow Modifications to Specific Conditions of the Original Planned Development and Tentative Tract Map Extension Request for Tract 5511 at Dougherty Road and Amador Valley Boulevard 9. NEW OR UNFINISHED BUSINESS 9.1 PA 87-031 East Dublin General Plan Amendment/Specific Plan Studies and Environmental Impact Report. Review of the Administrative Draft Goals, Policies and Objectives of the East Dublin General Plan Amendment (to be continued) 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) eN DUBLIN PLANNING COMMISSION PROCEDURES SUMMARY WELCOME to the Dublin Planning Commission meeting. The Planning Commission is made up of five Dublin residents who have volunteered their services to the community. They were appointed by the Dublin City Council. The Planning Commission encourages and appreciates participation by Dublin residents. Regular meetings of the Planning Commission are held on the first and third Mondays of each month in the Dublin Library Meeting Room, 7606 Amador Valley Boulevard, Dublin. TIME: Planning Commission meetings begin at 7:00 p.m. No new public hearing item will begin after 10:30 p.m., and the meetings will be adjourned by 11:00 p.m., except under unusual circumstances where the Commission votes to hear the item or to extend the meeting for 30-minute increments. ITEMS NOT ON THE AGENDA: No action shall be taken on any item not appearing on the posted agenda unless: 1) the Planning Commission determines by majority vote that an emergency situation exists, as defined in the Government Code 2) the Planning Commission determines by a two-thirds vote, or by a unanimous vote if only three members are present, that the need to take action arose after the agenda was posted; or 3) the item was included in a posted agenda for a prior meeting held within five (5) calendar days and was continued to the current meeting. ORDER OF PRESENTATION: After the Chairperson opens the public hearing on an item, the order of presentation will be as follows: 1) Summary Presentation by Planning Staff 2) Questions by Planning Commission 3) Comments by Applicant 4) Comments by Others in Favor 5) Comments by Those in Opposition 6) Rebuttal by Applicant if Necessary 7) Additional Comments by Staff as Appropriate The hearing is then closed and the item turned over to the Commission for discussion and action. The audience is not permitted to make any further comments unless invited by the Planning Commission. PUBLIC COMMENTS UNDER ORAL COMMUNICATIONS: Any citizen desiring to speak on an item not scheduled on the agenda may do so under Oral Communications at the beginning of the meeting. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. When an item not on the agenda is raised by a member of the public, the matter shall be deemed automatically referred to Staff unless the Planning Commission determines to take action as outlined in the section above entitled ITEMS NOT ON THE AGENDA. PUBLIC COMMENTS ON A HEARING ITEM: On a public hearing or other scheduled item, the Chairperson will ask the audience for its comments, first from those in favor, then from those in opposition. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. The Planning Commission wants to hear all citizen concerns. Each new speaker is asked to be brief, add new information, and not repeat points which previous speakers have made. The Planning Commission is particularly interested in the specific reasons why the speaker is for or against an item. Applause and other demonstrations are prohibited during public hearings. Such demonstrations tend to intimidate those in the audience who may have valid but opposing viewpoints. The Chairperson maintains the discretion to request the use of Speaker Slips and to limit comments. Anyone who does not want to speak may write comments on the Speaker Slip and turn it into the Planning Commission while the public hearing is still open. SMOKING CONTROL: Please do not smoke during the Planning Commission meeting. ITEM WITHOUT APPLICANT: If the applicant or representative fails to attend the public hearing concerning their item, the Planning Commission may take action to deny, continue, or approve the item. The item may be considered for continuance upon receipt of written notification of the applicant's inability to attend the hearing. efts CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 21, 1988 TO: Planning Commission FROM: (�,t Ol p Planning Staff I SUBJECT: f�/`T PA 88-098 Dublin School District Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to modify a previous condition of approval requiring a 6 foot minimum masonry or prefabricated concrete wall along property lines abutting existing or planned residential uses. The Applicant is proposing a wall of varying heights due to grades. REPRESENTATIVE: Halim Aksoy, Architect Akol & Yoshii 2059A Mt. Diablo Boulevard Walnut Creek, CA 94596 PROPERTY OWNER: Dublin Joint Unified School District 7471 Larkdale Avenue Dublin, CA 94568 LOCATION: 7425 Larkdale Avenue ASSESSOR PARCEL NUMBER: 941-81-27-1 GENERAL PLAN DESIGNATION: Public/Semi-Public Facility EXISTING ZONING AND LAND USE: R-1-B-E Single Family Residential Combining District Administrative Offices & Corporation Yard Facilities SURROUNDING LAND USE AND ZONING: North: Kolb Park/R-1-B-E South: Larkdale Avenue, Single Residential/R-1-B-E East: Single Family Residential/R-1-B-E West: Single Family Residential/R-1-B-E ZONING HISTORY: 355th ZU: The subject property was rezoned from A-2, Agricultural District, to the R-1-B-E, Single Family Residential Combining District, by the 355th Zoning Unit, with an effective date of December 8, 1960, following its approval by the Alameda County Board of Supervisors. COPIES TO: Applicant Owner ITEM NO. . 1 File PA 88-098 n Tract 2286: The site consists of Lots 14 and 27 of Tract 2286, which also created the adjoining 25 single family residential lots (A total of 186 of the nearby lots were created by Tract 2286) C-2308: A Conditional Use Permit processed by the Alameda County Zoning Administrator to allow the construction and operation of a neighborhood park on a portion of the subject property (Kolb Park improvements). PA 83-040: The Dublin Planning Commission granted (August 15, 1983) a Conditional Use Permit request for the operation of a 120-child Christian Youth Academy and Tri-Valley Church involving the Administration Building, the Multi-Use Building, "B" Wing and the developed outside area of the Fallon School. PA 83-043: The Dublin Planning Commission granted (August 15, 1983) a Conditional Use Permit request for the establishment of a 50-child educational program for developmentally disabled youths within the kindergarten portion of the Fallon School (Kaleidoscope Center). PA 84-013: The Dublin Planning Commission granted (April 16, 1984) a Conditional Use Permit request for the operation of a preschool, daycare and elementary school operation in Building C-C on the Fallon School site (Fountainhead Montessori). PA 84-061: The Dublin Planning Commission granted (November 19, 1984) a Conditional Use Permit request for the operation of a 120 child daycare center for children from 8 weeks through 10 years of age (Growing Tree Preschool) in Building C-A of the Fallon School. PA 85-104: The Dublin Planning Commission granted (January 6, 1986) a Conditional Use Permit request for the continued operation of the Kaleidoscope Center aprpoved under PA 83-043. PA 86-024: Fallon School Site Conditional Use Permit/Tentative Map. On September 15, 1986, Planning Commission approved Negative Declaration, Tentative Map for a 20 lot subdivision including residential lots, 5 acre park site and City Senior Recreation Center, and approved a Conditional Use Permit for Administrative Offices/Corporation Yard and continued use of building for Kaleidoscope Center. PA 87-103: Fallon School Site Conditional Use Permit. On August 17, 1987, the Planning Commission approved a Conditional Use Permit to allow a Community Facility in R-1-B-E District (Administrative Offices/ Corporation Yard and Kaleidoscope) APPLICABLE REGULATIONS: Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; -2- d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: Categorically Exempt, Class 3(e) , Section 15303 NOTIFICATION: Public Notice of the November 7, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: This item was continued from the November 7, 1988 Planning Commission Meeting. The Commission continued the item after opening the Public Hearing, accepting Public Testimony, deliberating and closing the Public Hearing. The Commission directed the Staff to contact the Applicant and the School District to request their attendance at the November 21st Planning Commission meeting since neither attended the November 7, 1988 meeting. The Applicant indicates a representative of the School District and the Applicant will attend the November 21st meeting. The Applicant is requesting approval of a Conditional Use Permit to modify a Condition of Approval established for PA 87-103. Condition #27 of Planning Commission Resolution No. 87-059 requires installation of a masonry or prefabricated concrete wall with a 6 foot minimum height along the perimeter of the property abutting existing or future residential uses or the park site (See Attachment 1) . The intent of the condition was to provide substantial uniform fencing along the property abutting residential uses while providing a visual separation between the two uses (non-residential office/corporation yard use and the single family residential uses) . The Applicant is requesting approval to modify the condition to allow the use of chain link fence and redwood slats in place of the concrete wall required under Condition #27. The Applicant is proposing a masonry retaining wall of varying heights from 2 feet to 6 feet (determined by existing grades) . At the November 7th Commission Meeting, George Garrett, 8095 Aldea Street, expressed opposition to the Applicant's request to install a chain link fence with redwood slats instead of the concrete wall required by the Conditions of Approval. Mr. Garrett noted that the bus mechanic shop directly behind his property has a noisy generator which the wall would screen both visually and acoustically. Staff recommends the Planning Commission approve the Applicant's request to modify Condition #27 as the combination chain link with redwood slat fence is consistent with the intent of the condition to establish consistent uniform fencing to provide a separation between residential and non-residential uses. Additionally, Staff recommends that the Commission re-open the Public Hearing and accept public testimony, in that the public hearing was closed at the November 7th meeting and the Commission specifically requested the Applicant and School District representative to attend the November 21st Meeting. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution concerning Conditional Use Permit, or give Staff and Applicant direction and continue the matter. -3- ACTION: Staff recommends the Planning Commission adopt Draft Resolution Exhibit B approving PA 88-098 Dublin School District Conditional Use Permit ATTACHMENTS: Exhibit A: Plans Exhibit B: Resolution of Approval Attachment 1: Planning Commission Resolution No. 87-059 Attachment 2: Applicant's Written Statement Attachment 3: Applicant's letter dated received November 14, 1988 Attachment 4: Location Map -4- .\-, ... .; :,.*,,. '. ;,!-•f.L,f4 ba Iv • Ir 4 t � )..• . 4\ � _, Pf - FF ,I• 1 1 Jti/�r� •ti `1 /"' O k 1 f �� ter `)'' . " ` r-1 Y01' • - 4' i .. V i7%.:•,4')It 44i:n\ 2 \ ..------- c VcA/ \ li 2 r. 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A 1_1�-,..f. 11- L Ccl RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-098 DUBLIN SCHOOL DISTRICT CONDITIONAL USE PERMIT MODIFYING CONDITION #27 OF PLANNING COMMISSION RESOLUTION NO. 87-059 WHEREAS, Halim Aksoy of Akol & Yoshii Architects representing the property owner, Dublin School District, request approval of a Conditional Use Permit to modify a previous Condition of Approval requiring installation of a 6 foot minimum height concrete or prefabricated concrete wall along the property line abutting existing or planned residential uses; and WHEREAS, on August 17, 1987, the Planning Commission adopted Resolution No. 87-059 establishing Condition #27 requiring installation of a 6 foot minimum tall concrete or prefabricated concrete wall "along that portion of the project's boundary which directly abut existing or planned residential uses or which abuts the planned future neighborhood park site"; and WHEREAS, the intent of Condition #27 was to establish uniform fencing along that portion of the project property which abuts residential uses in order to provide a separation between residential and non-residential uses; and WHEREAS, the Planning Commission held a public hearing on said application on November 7, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be Categorically Exempt, Class 3e, Section 15303; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission hereby finds: a. The proposed modification in the fence is required by the public need as it provides a separation between residential and non-residential uses. b. The use will be properly related to other land uses transportation and service facilities in the vicinity as the proposed fencing will visually screen the site from adjoining residences. c. The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d. The uses will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located, as the proposed uses will be compatible with adjoining existing and planned single-family residential uses and the proposed neighborhood park use. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-098 Dublin School District Conditional Use Permit as shown on materials labeled Exhibit A on file with the Dublin Planning Department subject to the following conditions: -1- c . ✓'1 n Unless otherwise stated, all Conditions of Approval shall be complied with prior to issuance of building or grading permits and shall be subject to Planning Department review and approval. 1. Except as specifically modified by the conditions listed below, development of the site shall conform to the Conditions of Approval outlined in Planning Commission Resolution No. 87-059 for PA 87-103. 2. Condition #27 of Resolution No. 87-059 of the Dublin Planning Commission is amended to read as follows: 27.A. The Applicant shall install and maintain at all times redwood slats within the 6 foot minimum height chain link fence along that portion of the project's boundary which directly abuts existing or planned residential uses. The timing of the installation of the redwood slats shall be generally consistent with the timing of installation of perimeter landscaping called for in Condition #58 for Tentative Map 5616 (Planning Commission Resolution No. 86-053). 27.B. The Applicant shall construct a masonry concrete or prefabricated concrete retaining wall as generally depicted in plans dated received September 26, 1988 prepared by Akol and Yoshii Architects & Engineers labeled Exhibit A. Said wall shall be subject to review and approval of the Building Official. Where located at the property line and adjoining an area with a higher grade, the wall shall be designed to retain a minimum of two feet of back-fill material. The necessary back- fill material to level the grade behind the wall shall be supplied by the Subdivider at the request of the respective impacted adjoining residential property owners." 3. At any time during the effectiveness of this approval, the approval shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 21st day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director 2 .rvlrr[Au.�.n.✓.✓✓rnH.+r1rLI�•rr.�,._.•L✓.N 1J.ILi►: �'; RESOLUTION NO 87 - 059 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING CONDITIONAL USE PERMIT CONCERNING PA 87-103 FALLON SCHOOL SITE (AKOL & YOSHII ARC'HITECTS/MURRAY SCHOOL DISTRICT) WHEREAS, Kayo Yoshii, of Akol & Yoshii Architects, on behalf of the Murray School District, request approval of a Conditional Use Permit to allow use of Lot #20 of Tentative Map 5616, covering the Fallon School Site facility as the Administrative Offices and Corporation Yard for the Murray School District and to make continued use of one of the existing on-site buildings by the Kaleidoscope Center; and WHEREAS, the adopted City of Dublin Zoning Ordinance restricts the operation of a Community Facility in an R-1-B-E, Single Family Residential Combining District until a Conditional Use Permit is secured; and WHEREAS, the Planning Commission did hold a public hearing on said application on August 17, 1987; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the project (Planning Commission Resolution No. 87 - 058); and WHEREAS, the Planning Commission finds that the Conditional Use Permit, as mitigated, will not have a significant environmental impact; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services; NOW THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds: a) Use of the 5.4+ acre site (covering the area composing Lots #19 and #20 of Tentative Map 5616) for the Murray School District's Administrative Offices and Corporation Yard and to make continued use of one of the existing on-site buildings by the Kaleidoscope Center, serves the public need by providing for the operation of a needed multi-use Community Facility. b) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed use will be a relatively low intensity land use, with exterior activities adequately screened and/or set back from adjoining residences to minimize any adverse visual or acoustical impacts. c) The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. ATTACHMENT 1 aos9 6i1fJ c�ebw r. _ - ' �ir •�i.f..r;.cu' " rld.lr- �' .��..,..0 d) The uses will not be contrary to the specific intent clauses or performance standards established for the Distrct in which it is to be ,.located, as,the,proposec+ uses will be compatible with adjoining existing_.- and planned single family residential uses and the proposed neighborhood park uses. e) The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve said application as shown by materials labeled Exhibit C and Background Attachments #1 and #2 from the August 17, 1987, Planning Commission Staff Report on file with the Dublin Planning Department, subject to the following conditions: Unless otherwise stated, all Conditions of Approval shall be complied with • prior to issuance of building or grading permits and shall be subject to Planning Department review and approval. 1. Development and operation of the Administrative Offices and Corporation Yard for the Murray School District on the 5.4+ acre site (covering the area composing proposed Lots #19 and #20 of Tract 5616) shall be substantially as shown on the Site Plan and the Floor Plans, Roof Plans • and Exterior Elevations prepared by Akol &Yoshii, consisting of two • sheets and dated received by the Dublin Planning Department on Julyl7, 1987. Development shall be subject to final review and approval by the Planning Director prior to the issuance of building permits for remodeling of any of the existing facilities or building permits for the two proposed new structures, or prior to the relocation of any of the Corporation Yard activities or storage. Development shall be subject to the conditions listed below. The setbacks for the proposed Mechanic Shop and Equipment shed shall be increased from 10 feet to a minimum of 20 feet. 2. The current Conditional Use Permit for the Kaleidoscope Center (PA 85-104) shall remain valid and shall continue to be subject to the Conditions of Approval established under Planning Commission Resolution No. 86-002. 3. The permit for the Administrative Office/Corporation Yard facility shall be valid for a period of five (5) years, at which time it shall be necessary to apply for renewal. Failure to establish the uses within one • year of the effective date of the permit will cause the permit to become null and void. 4. The hours of operation of the District's Corporation Yard use shall be restricted to the hours between 7:00 a.m. and 5:00 p.m., Monday through Friday. 5. No loudspeakers or amplified music shall be permitted outside the enclosed building. 6. Prior to the relocation of any of the Corporation Yard activities or related exterior storage, the School District shall supply the following information for review and approval by the City Planning Department: A. A generalized summary of items proposed for exterior storage and an indication of the proposed general location of said storage. B. Details of the number and types of School District maintenance vehicles proposed to be parked on site with a generalized indication of the location where said vehicles are proposed to be parked or stored. The list of activities, and their general location within the site, may be supplemented and/or modified upon 30-day written notice from the School District, with the Planning Director maintaining review and approval authority over any new or modified activities to determine whether said uses are consistent with the intent of this approval and with the Findings of Approval established for this permit. Prirtr • 7. All signa directly visible from Larkdale Avenue developed for the proposed Murray School District Administrative Offices/Corporation Yard facilities shall be subject to review and approval.by the Planning Director as , regards size, location, copy and construction materials and design prior to installation. 8. The parking plan proposed at the northeast quadrant of the site shall be modified to drop two parking spaces in the central parking area, as generally shown on the Staff Study dated August, 1987. An additional modification shall be made to accommodate the increased setback for the Equipment Shed called for in Condition #1, above to retain as many of the major existing trees in this area as reasonably feasible. 9. There shall be no evening classes, meetings or other evening uses on the premises above and beyond those typically associated with a school and as provided through the Civic Center Act of the Education Code without prior review and approval secured from the Planning Director. Approval of said activities shall be based on the Planning Director's determination that said functions are consistent with the Findings and General Provisions of this Conditional Use Permit. 10. All activities shall be controlled so as not to create a nuisance to the adjoining single family residences (existing or proposed) or the future, • adjoining neighborhood park. 11. Prior to the issuance of a building permit the developer shall submit a • letter documenting that the requirements of the DSRSD - Fire Department have been satisfied. 12. Development shall comply with the City of Dublin Standard Site Development Review Requirements and the City of Dublin Police Services Standard Commercial Building Security Requirements. 13. Any change to the exterior architectural appearance of the existing Fallon School Site structures shall be subject to consultative review by the Planning Department prior to the changes being made. 14. In conjunction with the proposed tenant occupancy changes, the exterior of the existing buildings shall be upgraded to an acceptable "first-class" status as regards any upgrades or repair to provide a clean and safe working environment. 15. Handicapped parking spaces located on the property (a minimum of three spaces) shall be established with the required identification, width and ramp access, to meet minimum State requirements. • 16. The Applicant shall develop an on-site striping plan to indicate the portions of the on-site parking/driveway areas to be marked as "No-Parking - Fire Lane" areas. The plan shall be submitted for review and approval by the DSRSD-Fire Department and the City Engineer. 17. Raised end aisle concrete or asphalt curbing or raised landscape planters, shall be provided across the site as generally depicted by the Site Plan represented in Condition #1 in conjunction with the adjustments to the site for the introduction of new driveway and parking areas. Installation of the planters may be phased if approved by the Planning Director. 18. If a gas pump facility is proposed in conjunction with the development of the new Corporation Yard, the location and layout of the gas pump facility shall be subject to review and approval by the Planning Department prior to its installation. 19. No exterior storage shall occur within 10 feet of the rear boundaries of proposed Lots 14 through 17 of Tract 5616 and Lots 9 through 13 and 1S and 19 of Tract 22S6. 20. The design, location, height and building materials of any new fencing or gating established in conjunction with the proposed Administrative Office/ Corporation Yard complex shall be subject to review and approval by the Planning Department, City Police Services and DSRSD-Fire Department prior • "Yell. t, . 7 JCr^n r, 17ti 7i r z`►l/M,'.11i'7{�1rri,e4 F*t 7"TM:'!2 "r7.50.+ 1,77,,t,7,71,�'T 9 n yr j:"�e' ,,^r r, `( r, trr4C : r I .'-: P,rp r1 ys. rJ�,.r44/ t4 ��''r"' ,irp4f,. .4)/r fC/ I i of ' f.iF r , t . s ;441.v'r nir; �,r c 'Gr f '<H>,1 Fri :Jy ' '�� !`,-A,`rt 9 f'C'.r ptl' r t+�"'�6a,,.r y '', a �,rr N4 f y»]pf9rl l'r {�Ti/.W 4 r , A rrr-, ht!E rT" �^yn f 7�i�. �r`i y+„i '�iri. �r. y' ,!rtl�� i 1� x •a it K'a ff. _,1i„KE+;f• r t . ,� r -rri -1' S1r,'h- d R; , 4 rlr� ,). `..,f ,'.:...,,a,;,,,,:.,,,tar , .,k ✓,. ,fir „.A.•;,`s; d o � 4*n. t° w`...•r,$� " iktil'i,*,7 , to installation. -Special attention,shall;bs;giventoafencing around Abe .•.. i- • proposed Equipment Shed and for fencing supplied aocontrol'access'to•the central quadrant of the Administrative Offices:Complex'9,,'r,..rtt ', M,!,;,: -,- {,� ,,, t r�40.4 . e. .: r.,,i .-•r„y.a.;i✓'i�kf'rr=r!kn..'.r4 21.'^Prior to the,issuance!of any building permits for new construction"or for .remodeling of..existing structures,''the Larkdale Avenue:driveway,located adjacent.to the southeast side of Lot 13 of Tract 2286shall:either be :;- removed and.replaced by standard curb,.'gutter and sidewalk or blocked off by a raised concrete curb at the back edge`of the sidewalk �' , :i 22. The project architect or engineer shall provide documentation of the'< adequacy of driveway widths and turning radii for truck access into and through the Administrative Office/Corporation Yard facility. Adjustments to the driveway locations and widths shall be made as determined necessary by the City Engineer to provide safe, smooth truck access. .If determined ,'. necessary,-paid adjustments shall include the installation of a driveaisle connection.around the northeast side of proposed Lot 19 of Tract 5616 (the 'planned future Senior Recreational Center). • 23. The structural design of the on-site parking and driveway areas shall be subject to consultative review by the City Engineer. If repair or , resurfacing of part or all of these areas is deemed necessary, the nature and extent of the proposed improvements shall be subject to consultative review by the City Engineer. 24. Prior to the issuance of-any building permits for new construction or for _remodeling of existing structures, the Subdivider shall prepare and submit a detailed pedestrian circulation plan for pedestrian circulation from the r` proposed City Senior Recreation Center to the future neighborhood park, and to provide for pedestrian circulation reflective of the easements called for in Conditions 18, 20 and 21 for Tentative Map 5616. Walkways shall be constructed prior to occupancy of the Mechanic/Carport Building. 25. A Site Lighting Plan shall be submitted for review and approval by the Planning Director and the City Police Services Department. Light Standard details, prepared by a Civil Engineer or a qualified lighting designer, including photometrics that indicate footcandle distribution, shall be submitted for review and approval by the Planning Director. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties or on Larkdale Avenue. Lighting used after business hours shall be adequate to provide for security needs. 26. The design and placement of service areas, trash enclosures, and utility _ boxes shall be compatible with the site's overall design and landscaping, and shall be subject to review and approval by the Planning Director as part of the Project Working Landscape Plans. The size, number and location of trash enclosures shall be subject to review and approval by the Planning Director. The enclosures shall have a minimum inside dimension of 8' and be designed with a concrete base and extended concrete apron. 27. A masonry or prefabricated concrete wall (six foot minimum height) shall be installed along that portion of the project's boundary which directly abuts existing or planned residential uses, or which abuts the planned future neighborhood park site. The timing of the installation of the wall I shall be generally consistent with the timing of installation of perimeter landscaping called for in Condition #58 for Tentative Map 5616 (Planning Commission Resolution No. 86-053). The wall to be established at the rear of Lots #18 and #19 of Tract 2286 shall be of a design and location 1, determined acceptable by the City's Police Services Department. The wall to be established adjoining the proposed future park site may be II constructed of an alternate type of material if deemed acceptable by the Planning Department and the City Park Designer (if applicable). The exact location of this wall may vary according to the arrangements made between the Subdivider and the respective adjoining residential property owners. Design specifications for the wall (six foot minimum height above rearyard pads of adjoining residential lots with an architectural pattern on both sides of the wall) shall be submitted for review and approval at the time building elevations are submitted. Where located at the property line and adjoining an area with a higher grade, the wall shall be designed to retain a minimum of two feet of back-fill material. The necessary back- 48044 ,.,",briar tivor, o faun oli. J tiNi:or. w•;:0-fotr ,44,447v4:4!..J' l'Y'' eWI i Ki:ive•i:,,: • ,•, r t 'y�.,, '•:: Yinr�•:.''{ r• �'/,.:` a.✓ . }4r �,r �.r`"��„r r�• •iI f �i • . •• .� Yyw / _'s f <' ' �Ll'� i- � �'r /�' �;�•. may'�r�..r "I " r t y l� Jr",,i. YV� �' 9►�:;r'.rh [L fi, i�+ r 1' , ra/'' , V{ 4",e T' ' •jr�.,' ;?. f. i. �Ir y."r. �y •r!�f;�ktir i rt� 5 ir9.11•• r r I.%ir',yt31-, 4r;7 f� ! f!Y /r��,rJ - 'fit%I:/4• 'iV J ! , •••,, /•� }' ��' ' ir7. l' M •f•✓• 1f'•'��jl,i'.�e / �e?.i,/' w err�vl /1 •;,,r., + .i O /l's �r7i fy �', •�4i ft'ii, /"X, 7 '. ~ �. .• ; � • i if to. / "J �,4`,l/ c•(-41 7 ^% / l i l N 4x�if it �' A �A /I uMfe;/� r(� .••: '✓��,., 1 1',%rr, ✓••t!✓yi l'r {i. r •LI.Y _,f_e4,,t %y• ,.�,..� Mri r,� I'' :?r r /i•r � jy'SY •' - �441,•', 7 /(/' r/•'l L'f► grade '•CyW+ l•ife '�'4r R/!'r".y fill material 'to'level::the grade behind,the Avail rshall be oupplied,bythe • • Subdivider at 'the request "of the~respect ive impacted :adjoining residential •property owners ��.Y'• ':� , ,�' �r .fir`- wxj;" l� �f/ {}r. • ;r. •;/ ..ly• fe ,� �ij iJ'^� t•;,�; iS!f` .X�V•'i� _ 1'q-i�r i y,r. , .,. • 28. The front page of:the,Building Plans ;shall.%identify;site development data;•' including: zoning district, address,� o•,assessr parcel'numberlot size, ' gross and net floor areas by story,"parking "calculations, amount'of landscaping, 'floor area ratio, and additional pertinent development data. 29. The uses established under this permit shall be reviewed at the"one-year • anniversary of initial occupancy of the Administrative'Offices and/or Corporation Yard to determine compliance with the above conditions or what additional requirements may be needed.'" The Planning Director may refer • the matter back to the Planning Commission for disposition.' :: 30. At any time during the effectiveness of this approval, the approval shall be revocable for cause in accordance with Section 8-90.3 of the Dublin . Zoning Ordinance. . PASSED, APPROVED ADOPTED this 17th day of August, 1987. AYES: Commissioners Barnes, Burnham, Mack and Raley NOES: None • ABSENT: None • Planning Commission Chairperson • ATTEST: • fanning ire for • 1 i • • • 1 • it k I'rti l d: t 'S.T'fr4x6'a.✓..r.:-JVC` fr .' f. 't',3 .4 •'„+'4p" ' .',:''' r 4., }7 r yr v - x.,;4 +�f .4.X .' ' �� �, 'kPi 1c ' 4 y! ' • y ; 1 : 't { 1 t' .... ''P. s„, ..,N -v J 1 iyL Yr , •sr 1 r +`6 y*'J N... r. %j.� >.., I� _ S� S tr.'..- . ✓'�' i 1f �' f i 1 i. /���l�s'� ..jA :S�q/ � � �w}�'" ,,t' $ �. ✓ .,.P t dri•�` 1 tr t �'dt.?4�t:. -. a + % rw�.}< c.�+. !°f v w t }ys/_� ,,, 4y 1 `i,t y ,ti vj 4,- d� r 5i� .y ..oz 1.4i71'r:.*! i,rt." ›' *sg' 'F ;r•r `� r '< ? r 9, Y 1!''' !I I st L �"j' Irr p�s.j,iRSik, r .',. J'.✓" C .ljir, ,�M,. e "it , ` r i;{ . >i, .4 3 } ., r p . 1,44::'C fi r} le yh, ter t? r' rye '.. eS f, rbr� f .l, r,f F 1 r A ,r gEf � 1`.f+l lam' ll.. Kr' ' , 4 ,. • tom. • DUBLIN JOINT UNIFIED SCHOOL DISTRICT Written Statement Describing the Project Revision to original use permit concerning concrete wall-. • The elevations on the wall had to be changed due to the existing grades being different from the as-built drawings originally shown on the approved drawings. Refer to Drawings CO-25 and CO-26 and the original site plan, A-1. Ug'D10 RU :CHIVED Z b.3167ti-leciln r �4Ir t�, 1 l�-_t f AKOL• 8! YOSHI I • ARCHITECTS AND ENGINEERS 2059A MT. DIABLO BLVD. • WALNUT CREEK , CALIFORNIA 94596 • (415) 934-5522 HALUK AKOL ARCHITECT & STRUCTURAL ENGINEER KAZUO YOSHII ARCHITECT November 11, 1988 yr DANYAL K. AKOL ARCHITECT 87-1 R F :C E• I V E D HALIM AKSOY ARCHITECT RECEIVED NIL ELIZABETH SCHAPS NOV1 'A- 1 J73 BUSINESS MANAGER Ms. Maureen O'Halloran DJ/ZUN ►':. :.:a":.�� Senior Planner City of Dublin 6500 Dublin Blvd. P.O. Box 2340 Dublin, CA 94568 Re: District Administration & Reference: PA 88-098 Maintenance Facilities D.J.U.S.D. Conditional Dublin Joint Unified School District Use Permit Dear Ms. O'Halloran: Enclosed are ten (10) copies of Drawing A-1 dated November 10, 1988 as requested by you. Please note that the drawing also shows the adjacent lots as per your instructions. We also notified the Owner to attend the upcoming meeting on November 21, 1988 at 7:00 p.m. along with a representative from our office. Should you have any questions concerning the above, please give me a call at (415) 934-5522. Sincerely, AKO & YOSHII Halim Aksoy Architect HA/nst Enclosure c: Mr. Stanley Maleski - w/enc. Mr. Dennis White 56 r owl. ‘‘s,\‘‘\\\‘\\70_,."1), , ,,,. .,,,,i0,11., ‘ r I - -R.rtt--- tr . :am eo' . ..R t ' �'. _ - t --' - \\\\ • ''\'''. .20.1. X'' \ liji 1-1-k14/(74 ).11 6 • Ito t . 4 . _.....ji..L.:,s11......,41.,., 1,4 r_ tft-fo bi,„.7.4i \s‘':\\\s'• -1;... te.V.:— : AN ?-7-1 ; 441/ #411WV/ I I ik*,.''',4 e's,:::,‘s, S?:. -.MS.- G. ' i _ = 616.1 ,O,000Oh,aSAa.\ wk, - ,4.4,... 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VS*. 1 �• No.21'85 • ' •„w e ' \ � /'� � s\ ..,.,�, SHEET 2683 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 21, 1988 TO: Planning Commission FROM: Planning Staff SUBJECT: PA 87-172 Dublin High School Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to allow the continued use of a mobile home on the Dublin High School site for occupancy by security personnel APPLICANT/REPRESENTATIVE: Stanley Male ski Dublin Unified School District 7471 Larkdale Avenue Dublin, CA 94568 PROPERTY OWNER: Dublin Unified School District 7471 Larkdale Avenue Dublin, CA 94568 LOCATION: Dublin High School 8151 Village Parkway ASSESSOR PARCEL NUMBER: 941-190-2 PARCEL SIZE: 44.84 acres GENERAL PLAN DESIGNATION: Single-Family Residential EXISTING ZONING AND LAND USE: R-1-B-E Single Family Residential Combining District. Site contains the Dublin High School. SURROUNDING LAND USE AND ZONING: North: Single Family Residential Planned Development District (PD) ; Single Family Residential; Suburban Residential District (R-S-D-25) South: Single Family Residential (R-1-B-E) East: Vacant/Suburban Residential District (R-S-D-25) West: Single Family Residential (R-1-B-E) COPIES TO: Applicant Owner ITEM NO. sla_, File PA 87-172 n ZONING HISTORY: C-3272: On August 31, 1977, the Alameda County Zoning Administrator conditionally approved a Conditional Use Permit request to allow the occupancy of a mobile home for security purposes in conjunction with the Dublin High School facility. C-3863: On September 10, 1980, the Alameda County Zoning Administrator conditionally approved a Conditional Use Permit request to allow the continued occupancy of a mobile home for security purposes in conjunction with the Dublin High School facility. PA 84-060: On January 8, 1985, the Dublin Planning Director approved an Administrative Conditional Use Permit to allow a newspaper collection bin on the Dublin High School site. PA 86-001: On March 12, 1986, the Planning Director approved an Administrative Conditional Use Permit for a newspaper recycling bin (extension of PA 84-060). PA 88-026: On May 25, 1988, the Planning Director approved an Administrative Conditional Use Permit for a newspaper recycling bin on the Dublin High School site (extension of PA 86-001). APPLICABLE REGULATIONS: Section 8-26.3(b) of the Dublin Zoning Ordinance states that community facility uses (which include schools) in the R-1 zoning can be considered through the Conditional Use Permit process. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: This project has been found to be categorically exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act Guidelines. NOTIFICATION: Public Notice of the November 21, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. -2- 1 �_ ANALYSIS: This application involves a Conditional Use Permit request from the Dublin Unified School District to allow the continued use of a mobile home on the Dublin High School site for occupancy by security personnel. The mobile home has been on the school site since it was first approved by Alameda County in 1977. A subsequent approval/extension in 1980 by the County allowed the mobile home to legally remain on the property until September 10, 1983. After this date, the Conditional Use Permit approved by the County was no longer valid. The Amador Valley Joint Unified School District had the advantage of having the mobile home on the site since 1983 without gaining approval from the City of Dublin. Since February of 1986, the City's Zoning Investigator has pursued the School District in an attempt to get them to apply for a Conditional Use Permit to legalize the mobile home. A Conditional Use Permit application was finally submitted to the Planning Department on December 2, 1987. Unfortunately, the application was incomplete and therefore could not be processed. However, after the Dublin Unified School District was created, the application was finally completed on October 5, 1988, and is now ready to be processed. The single wide mobile home is located on the south eastern portion of the site. It is not readily visible from the street and generally not visible from adjacent residences (the closest of which are located approximately 300 feet south of the mobile home). The security personnel occupying the mobile home (a family of two adults and two children) provide 24 hours a day, 7 days a week security to the school grounds and facilities. There are two tool sheds located directly adjacent to the mobile home (see Attachment 1). Also, there are various debris strewn around the mobile home. The sheds can be approved as a part of this Conditional Use Permit, while the debris will be required to be removed as a condition of approval of the project. The proposal has been reviewed by the Building, Public Works, Police and Fire departments. No problems or complaints were received. The Planning Department supports the request and thus is recommending that the Planning Commission approve the application subject to the Conditions of Approval shown in the attached Resolution (Exhibit A). RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution approving PA 87-172, or give Staff and Applicant direction and continue the matter. ACTION: Staff recomemnds the Planning Commission adopt the attached Resolution approving the Conditional Use Permit for PA 87-172 ATTACHMENTS: Exhibit A: Draft Resolution approving Conditional Use Permit for PA 87-172. Background Attachments: Attachment 1: Site Plan Attachment 2: Applicant's Written Statement Attachment 3: Photographs Attachment 4: Zoning/Location Map RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 87-172 DUBLIN HIGH SCHOOL CONDITIONAL USE PERMIT REQUEST TO ALLOW THE CONTINUED USE OF A MOBILE HOME ON THE DUBLIN HIGH SCHOOL SITE FOR OCCUPANCY BY SECURITY PERSONNEL AT 8151 VILLAGE PARKWAY WHEREAS, Dublin Unified School District has filed an application for a Conditional Use Permit to allow the continued use of a mobile home on the Dublin High School site for occupancy by security personnel at 8151 Village Parkway; and WHEREAS, Section 8-26.3(b) (Conditional Uses: R-1 District) of the City Zoning Ordinance states that community facility uses (which includes schools) are permitted subject to approval of a Conditional Use Permit; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, a notice of public hearing was published in the Herald, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State Law; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the Application; and WHEREAS, the Planning Commission held a public hearing on November 21, 1988 to consider all reports, recommendations and testimony. NOV, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The use is required by the public need in that it assist in providing 24 hour a day, 7 day a week security protection for Dublin High School. b) The use will be properly related to other land uses, transportation and service facilities in the vicinity in that the use is residential and commensurate with the present use of properties in the neighborhood. c) The use under all circumstances and conditions of this particular case, will not adversely affect the health or safety of persons residing or working in the vicinity or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d) The use will not be contrary to the specific intent clauses or performance standards established for the district in which it is to be located in that the use is similar to other residential uses in the area. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 87-172 as shown by the materials labeled Background Attachments 1 through 4 in the Planning Commission Staff Report dated November 21, 1988, on file with the Dublin Planning Department and subject to the following conditions: 1) This approval is for one single wide mobile home located on the Dublin High School site (8151 Village Parkway) to be occupied by security personnel and to provide security services for Dublin School. The approval also includes two storage sheds located adjacent to and south of the mobile home, as depicted in Attachment 1 of the Staff Report for PA 87-172, on file with the Dublin Planning Department. -1- . � n 2) All debris and garbage scattered around the mobile home shall be removed from the premises immediately and permanently. The School District shall make certain that the mobile home and its surrounding environment are kept neat, attractive and free of all debris and garbage at all times. 3) Approval of this Conditional Use Permit shall be valid until December 1, 1990. The approval period for the Conditional Use Permit may be extended up to one (1) additional year (Applicant must submit a written request for extension prior to the expiration date of the permit) by the Planning Director upon his determination that the Conditions of Approval remain adequate to ensure that items a) through d) listed above as findings will continue to be met. 4) This permit shall be revocable for cause in acocrdance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 21st day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director • '7 p � :•w F , a ° c+ '(:,•r mr"* ;e•5 § 1 ±'� / . t% a'C'i-V er -t-4 ./F , t r t : Z i +fj 1. 1 ••4..?J 4rLi t Stri rt M! ,,•• �''� tZSiV *zit?. .:*y ...;S , . - sL s F P ii— v Ak. . • 4 ,r ' �t� '{E. . ^rI a,,-s,e < r4em• "4,$ 3 . 4",17,''',.q.f * v� € , p . .{.J rr Ja�te,,. • 7 -k> .,' } o fi , .•f. t.-.4 • Z . Nt ; _. `4 fi77. aw r ». 4 k `7.5q'r 4x '4-;.-i'tp�.r4;-", 4 '✓ - %'' ,,> • iltCE1 .Y, ED: DEC A 4a,,et; . . ... __ - _._..... ' .� ......... _ .K DUBLIN FLANMtiO - .. -......- _-..►._.i. -. _-.�.. ....._.. �. _�. _ -. 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DuBL . , N SCHOOLS JOI \ T „ \ = - D SC - OOP DISTRICT WRITTEN STATEMENT ON ASSESSOR PARCEL NUMBER 941-201-25 A single wide mobile home is located on the southeast corner of the Dublin High School site. The mobile home will be located and occupied there 365 days per year by two adults and two children. The mobile home is located there for security purposes 24 hours a day. 7 '«Z C 1VLD ATTACH.. FN .:: I t irti �, • . ` i� ' Zel C. a �� 7' .,, .'yam' , -.,• : tis ^ ro.'da _�rR `"' ..t'n``''�`k vr:r�,'k m ' «crrr y r. t i v.• ` t fir1. c :. cgs ;l n -s +Y`� y-. .'`y .s.-1.Y? T,- T • gut '� — l"� fax. _.. j1Y` • '�-p _ JJ �_�l« Fay +am g+-s ..S � rE ,«..G..7.c, s$—. � � > i?'. �y Via?„ fS� ? .akzsY..5."—' ''.-t' i ier'N ' t raN . , . . , [ • - - •z — ------• - 'XT; , .•;•. .! .. -,•I'''' • , . - , -•,„.. ;,.,• • , -.. 1 . 4. .. ., I .117-.`.." . 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F.—) �_ J `�.l� J „ Q Q r-�2--�( N..,400 SHEET 3C es - � CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 21, 1988 TO: Planning Commission FROM: Planning Staff R'g SUBJECT: PA 88-091 Villages at Alamo Creek Conditional Use Permit Request to Allow Modifications to Specific Conditions of the Original Planned Development and Tentative Tract Map Extension Request for Tract 5511 GENERAL INFORMATION: PROJECT: Conditional Use Permit request to modify existing Conditions #46c (regarding timing of traffic signal installation) and #53 (regarding timing of road improvement installation) of PA 85-041.1, the original Planned Development approval for the Villages at Alamo Creek, and a Tentative Tract Map Extension request for Tract 5511, PA 85-041.2, the Master Tract Map for the Villages at Alamo Creek. PROPERTY OWNER/APPLICANT: Rafanelli & Nahas Real Estate Development Attn: Ronald Nahas 20211 Patio Drive, Suite 215 Castro Valley, CA 94546 LOCATION: The Villages at Alamo Creek Dougherty Road, Alameda County/Contra Costa County lines and Amador Valley Boulevard ASSESSOR PARCEL NUMBER: 941-2781, 2782, 2783, 2784-All GENERAL PLAN DESIGNATION: Medium Density Residential SURROUNDING LAND USE AND ZONING: North: Vacant, City of San Ramon South: Apartment Complex, PD Planned Development for residential uses East: Camp Parks Military Training Reserve West: Open Space, PD Planned Development District ZONING HISTORY: The original 135+ acre holding was rezoned from an A, Agricultural District, to the R-1-B-5, Single Family Residential-Combining District, and the C-N, Neighborhood Business District, by Zoning Unit 638, approved by the Alameda County Board of Supervisors on December 5, 1964. The zoning designation R-1-B-5 was subsequently relettered to an R-1-B-E designation. COPIES TO: Applicant Owner ITEM NO. S. 3 File PA 88-091 n ^ On April 15, 1985, the Planning Commission granted approval for a four-parcel minor subdivision under Tentative Parcel Map 4575. The parcel split was requested to facilitate a purchase option agreement the Applicant (Rafanelli & Nahas Real Estate Development) had with the original property owner. On March 24, 1986, the City Council granted approval for the PD, Planned Development District (PA 85-041.1) and Tentative Map (PA 85- 041.2) applications for the 1,165-unit Villages at Alamo Creek project. There are seven residential Villages under separate applications and in various stages as follows: PA 87-025, Village 1: A Site Development Review approval for 56 apartment condominiums was granted on July 20, 1987. The project is now under construction. PA 86-127, Village 2: A Site Development Review approval for 248 apartment condominiums was granted on May 18, 1987. The project is complete and occupied. PA 85-041.1 & .2, Village 3: The Planned Development Rezoning and Tentative Map provides for 216 apartment condominium units. To date, no Site Development Review application has been submitted for Village 3. PA 88-025.1 and .2, Village 4: Conditional Use Permit and Site Development Review approval for a 135 unit apartment condominium project was granted on August 15, 1988. The Applicant has not applied for building permits. PA 88-051, Village 5: A Site Development Review approval for 204 apartment condominiums was granted on November 2, 1988. PA 86-086 Village 6: A Site Development Review approval for 145 single family residential units was granted September 15, 1986. Project construction is complete except for the three homes on the last three lots. PA 86-134 and PA 87-101, Village 7: A Conditional Use Permit for a revised Tentative Map was approved on May 28, 1987. A Site Development Review approval for 139 condominium units was granted on July 20, 1987. The project is currently under construction. PA 88-003: On April 18, 1988, the Planning Commission approved a Conditional Use Permit/Variance request for a Sign Program containing three directional tract signs (all of which exceed allowed copy square footage restriction and two of which exceed height restrictions). APPLICABLE REGULATIONS: Condition of Approval No. 76 of City Council Resolution No. 31-86 (approving and establishing Findings and General Provisions for a Planned Development (PD) Rezoning concerning PA 85-041.1, Villages at Alamo Creek) states in part the following: "The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff. Any other change will require Planning Commission approval through the Conditional Use Permit review process or, depending on the magnitude of the modification, submittal of a new Planned Development Rezoning submittal." Section 8-1.3(a) of the Alameda County Subdivision Ordinance (as adopted and amended by the City of Dublin) states in part, "The Planning Commission is the Advisory Agency for the approval or disapproval of parcel maps and tentative maps." Section 8-2.9 of the Alameda County Subdivision Ordinance (as adopted and amended by the City of Dublin) states, "The approval of a tentative map shall be effective for two and one half years, or for such shorter period as may be specified by the advisory agency in approving the tentative map. Upon application of the subdivider during the effective period, an extension of the 2 • effective period up to three years may be granted or conditionally granted by the Planning Commission, which is designated the advisory agency for this purpose, upon the determination that circumstances under which the map was approved have not changed to the extent which would warrant a change in the design or improvement of the tentative map." ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from CEQA under Section 15305, Class 5 of the California Environmental Quality Act Guidelines. NOTIFICATION: Public Notice of the November 7, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: On March 24, 1986, the City Council granted approval for Planned Development District (PA 85-041.1) and Tentative Map (PA 85-041.2) applications for the 1165-unit Villages at Alamo Creek project. The Planned Development Rezoning (approved by City Council Resolution No. 31-86 shown as Attachment 1) establishes development criteria for the ultimate construction of the Village projects. The Tentative Map (approved by City Council Resolution No. 32-86, shown as Attachment 2) establishes subdivision criteria for the creation of seven (7) individual residential projects. The seven Villages are now under separate applications in various stages. The Zoning History section of this report provides greater detail on the status of each Village project. The Applicant is requesting the following: 1. To modify Conditions #46c (regarding timing of traffic signal installation) and #53 (regarding timing of road improvement installation) of the Planned Development approving the Villages (City Council Resolution No. 31-86) through the Conditional Use Permit process; and 2. To extend the approval period applicable to Master Tract Map 5511 (City Council Resolution No. 32-86). ANALYSIS: Conditional Use Permit: Condition #46c of City Council Resolution 31-86 states the following: "The developer shall install a signal at Amador Valley Boulevard and Dougherty Road. The signal is to be installed prior to occupancy of more than 300 units." The Applicant is requesting that this condition be modified to allow the signal to be completed by December 31, 1988. The Public Works Director has been informed of this request. He has indicated that signal installation is now in process, therefore, completion by December 31, 1988 or upon the occupancy of 300 units (whichever occurs last) is acceptable. This is also acceptable to Planning Staff. Condition #53 of City Council Resolution 31-86 states the following: "The developer shall construct an additional two lanes along Dougherty Road where the existing curb and gutter have been installed for the Arroyo Vista development across the Southern Pacific Railroad tracks. This section of road shall be complete prior to occupancy of 650 units". The Applicant is requesting that this condition be modified to provide that the road be completed within 180 days of removal of utility services. The Public Works Director has been informed of this request. He has indicated that the relocation of PG&E facilities in the way of the two lane widening is scheduled to be completed in early spring of 1989. The Public Works Director recommends that an extension be granted so that the road be completed within 60 calendar days of removal of utility services or prior to the occupancy of -3- n 650 units, whichever occurs last. The Public Works Director has indicated that because the road is undergoing significant wear, tear and useage, it is important to have these improvements completed as expeditiously as possible. Planning Department Staff is in support of the Public Works Director's recommendation for revisions to Condition #53. Tentative Map Extension Request: The Alameda County Subdivision Ordinance (as adopted and amended by the City of Dublin) states that the approval period for tentative maps is two and one half (2-1/2) years. After that approval period, the map expires unless an extension is requested prior to expiration. The Subdivision Ordinance provides for a total extension period of three years on tentative maps. On March 24, 1986, the City Council approved Tentative Map 5511, which allowed for the Subdivision of the Villages at Alamo Creek project. The approval period on the Tentative Map for Tract 5511 was valid to September 24, 1988. On August 29, 1988, the Planning Department received from the Applicant a request for a two-year extension on the Master Tract Map for Tract 5511. To bring the Commission up to date on the various tract maps affecting the Villages, the following information is provided: - Tract 5511 (the Master Tract Map for the Villages) was finaled on September 8, 1986. The Applicant is requesting an extension on Tract 5511 so that subsequent tentative tract maps can be filed and finaled. - Tract Map 5826 for Village 1 was finaled on November 9, 1987. - No Tract Map was filed for Village 2 because the units have been constructed as apartments. This project is under Master Tract Map 5511. - No Tract Map for Village 3 has been filed. It is still under Master Tract 5511. The extension requested by this application will allow for the future submittal of a Tract Map for Village 3. - No Tract Map for Village 4 has been filed. It is still under Master Tract 5511. The extension requested by this application will allow for the future submittal of a Tract Map for Village 4. - Tentative Tract Map 5872 has been filed for Village 5. The extension requested by this application will allow a Final Tract Map to be completed for Village 5 in the near future. - The subdivision of Village 6 was approved as a part of Master Tract Map 5511. - Tract Map 5780 for Village 7 was finaled on January 11, 1988. Since there are remaining tract maps to be filed and finaled under Master Tract Map 5511, Staff is in support of the Applicant's extension request. However, instead of recommending a two (2) year extension, Staff recommends that the extension be for three (3) years, to September 24, 1991. This will provide ample time to file and final all outstanding maps. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution approving the Conditional Use Permit modification request for PA 88-091, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution approving modifications to existing Conditions #46C and 53 of PA 85-041.1, the original Planned Development approval for -4- the Villages at Alamo Creek, and the attached Resolution approving a Tentative Map extension request for Tract 5511 of PA 85-041.2, the Master Tract Map for the Villages at Alamo Creek. ATTACHMENTS: Exhibit A: Draft Resolution approving Conditional Use Permit modification request for PA 88-091 Exhibit B: Draft Resolution approving Tentative Map Extension request for PA 88-091 Background Attachments: Attachment 1: City Council Resolution No. 31-86 approving the Planned Development Rezoning for the Villages, approved March 24, 1986. Attachment 2: City Council Resolution No. 32-86 approving Tentative Map 5511 for the Villages, approved March 24, 1986. Attachment 3: Letter from Applicant to Staff, dated received by the Planning Department on August 29, 1988, requesting Conditional Use Permit modifications to Conditions of Approval #46C and #53 of PA 85-041.1 (City Council Resolution #31-86). Attachment 4: Letter from Applicant to Staff, dated received by the Planning Department on August 29, 1988, requesting extension of Tract Map 5511. Attachment 5: Master Tract Map 5511 for the Villages at Alamo Creek Attachment 6: Zoning/Vicinity Map -5- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-091, VILLAGES AT ALAMO CREEK CONDITIONAL USE PERMIT TO ALLOW MODIFICATIONS TO CONDITIONS OF APPROVAL #46C AND #53 OF PA 85-041.1 (CITY COUNCIL RESOLUTION NO. 31-86) WHEREAS, Ronald Nahas of Rafanelli & Nahas filed an application for a Conditional Use Permit to allow modifications to Conditions of Approval #46c and #53 of PA 85-041.1 (City Council Resolution No. 31-86), the Planned Development approving the Villages at Alamo Creek project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, a Staff Report was submitted recommending that modifications to Conditions of Approval #46c and #53 of PA 85-041.1 (City Council Resolution No. 31-86) be conditionally approved; and WHEREAS, the modifications are appropriate for the subject project, compatible to existing land uses and facilities in the area and will not adversely affect public facilities. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds that: a) The modifications are required by the public need in order to provide for the construction of public improvements within the projects vicinity; b) The modifications will be properly related to other land uses and transportation and service facilities in the vicinity in that a traffic signal and additional vehicular lanes on Dougherty will be provided to serve the project as well as the general public; c) The modifications, if permitted, under all circumstances and conditions of this particular case, will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met; and d) The modifications will not be contrary to the specific intent, clauses or performance standards established for the district in which they are to be located, in that the modifications are consistent with and will meet all standards established for the Planned Development. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve the Conditional Use Permit modification request for PA 88-091 on file with the Dublin Planning Department subject to the following conditions. Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits and shall be subject to Planning Department review and approval. 1. This approval allows modifications to Conditions of Approval #46c and #53 of PA 85-041.1 (City Council Resolution No. 31-86) as follows: #46c - The developer shall install a signal at Amador Valley Boulevard and Dougherty Road. The signal shall be installed and operational no later than December 31, 1988, or upon the occupancy of 300 units, whichever occurs last. -1- MIT A #53 - The developer shall construct an additional two lanes along Dougherty Road where existing curb and gutter have been installed for the Arroyo Vista development across the Southern Pacific Railroad tracks. This section of the road shall be completed within sixty (60) calendar days of the removal of utility services or prior to the occupancy of 650 units, whichever occurs last. 2. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 21st day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-091, VILLAGES AT ALAMO CREEK, TENTATIVE MAP EXTENSION REQUEST FOR MASTER TRACT 5511 OF PA 85-041.2 (CITY COUNCIL RESOLUTION NO. 32-86) WHEREAS, Ronald Nahas, of Rafanelli & Nahas filed an application for Tentative Tract Map Extension request for Tract 5511 (PA 85-041.2 and City Council Resolution No. 32-86), the Master Tract Map approving the subdivision of the Villages at Alamo Creek project; 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 two or more parcels for the purpose of sale, lease or financing unless a Tentative Map is acted upon, and a Final Map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision Regulations; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations allows the approval period of Tentative Maps to be for two and one half (2-1/2) years, with extensions not to exceed a total of three years; and WHEREAS, the Planning Commission held a public hearing on said application on November 21, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, a Staff Report was submitted recommending approval of the Tentative Tract Map Extension request for Master Tract 5511 (originally approved under PA 85-041.2 and by City Council Resolution No. 32-86); and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; and WHEREAS, the Tentative Map Extension request is consistent with the standards established in the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1) The Tentative Map Extension request for Tract 5511 as modified is consistent with the intent of applicable subdivision regulations and City zoning and related ordinances. 2) The Tentative Map Extension request for Tract 5511, as modified, is consistent with the City's General Plan as they apply to the subject property. 3) The Tentative Map Extension request for Tract 5511 will not result in the creation of significant environmental impacts. 4) The Tentative Map Extension request for Tract 5511 will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. MT, ES -1- 5) The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. 6) The site is physically suitable for the proposed development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. 7) The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, yet not readily available in the City of Dublin. 8) General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 9) This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve the Tentative Map Extension request for PA 88-091 on file with the Dublin Planning Department subject to the following condition: 1. The Tentative Map Extension request for Master Tract 5511 (originally approved under PA 86-041.2 and by City Council Resolution No. 32- 86) is approved and valid until September 24, 1991. No further extensions will be allowed. PASSED, APPROVED AND ADOPTED this 21st day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- • •'' - ' • F- RESOLUTION 110. 31-86 i . A P.c QLIiron OF THE CITY COUNCIL , •' OF TICE CITY OF DUBLIII APPROVING AND ES TAELISHING,k1.HUifGS AND GENERAL•PP.OVISIONS FOR A FLANKED DIWEL,OPPEiT;(PD) RPZOl1'ING. _ . C�DNCER11ING TA 85-041.1 VILLAGES'AT 'ALAMO ran • ,..:gAFANr'T. LI"AND HAMS P.EAL STATE'DETE.GPSYr • WHEREAS, Rafanelli and Nahas Real Estate Development is requesting the City rezone approximately 135 acres lying in the northeast corner of the City, to a Planned Development (PD) District for a pl2.zled residential/ , commercial development of 1,165 dwelling units (including 1,019 multiple family residential units and 146 lots for future development of single family residential detached units), a five-plus acre neighborhood park site, a 9,000+ square foot commercial site for future development as a c. nvenience store, and common open space parcels; and Wi3E.ttEAS, the Planning Commission did review the project at a series of public hearings beginning with a noticed public hearing on February 18, 1986, and concluding with a public hearing on March 17, 1986, at which time the Planning Commission adopted. Resolution No. 86 014 recommending approval of the Planned Development (PD) Rezoning request, PA 85-041.1; and • WR1 RF,AS, proper notice of this request was given in all respects . as required by law for the Planning Commission hearings and the March 24, 1986, City Council public hearing; and WHEREAS, the Staff Report was submitted recc•^.ending that the . application be approved subject to conditions prepared by Staff and reflected in Planning Commission Resolution No. 86-014; and liTZREkS the City Council did hear and consider all said r_nerts, ' recommendations and testimony as herein set forth; and WHEREAS the City Council reversed withh. ann-ng Ccr Ssion's recommendations regarding the proposed residential product type and density of_ Village IF!, detern4' 4 ng that retention of the proposed Multi plo FP,,i 1 y . Residential, 12.75- dwelling units per Gross Residential Acre Development Standard for Village VII, when considered in conjunction with the proposed 146-lot Single Family Residential development proposed ... Village VI, was not ' in conflict with the City's General Plan Policy Guidelines that c,11 for the . avoidance of economic segregation by City sector, and specifically call for some of the units approved in the subject property to be single f?,Tit residential-detached units; and l j EEREA5, �pursuant to State and City envi c:=P._^:ta? reculaticns, a - Mitigated Negative Declaration of Environmental Significance has be-1 previously adopted for the Rezoning and Tentative Map requests (City Council j1 S Resolution No. 30-86); and t REAS, the City Council finds that the proposed rezoning, as modified, is consistent with the City General Plan and Policies; and WHEREAS, the City Council finds that the proposed. re• zoning will not have a significant environmental impact; and a WIEREAS, the rezoning, as modified, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and iwill not overburden public services; and , 3 WHEREAS, the rezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public.uelfare, or be injurious to property or public improvenents; and - , . • ' • .WHEREAS, there is little or no probability that the rezoning, as : . modified, 'will .be a detriment to, or interfere with, the City's General Plan; vow, THERE BE IT RESOLVED THAT THE City ,our`41 hereby -- approves the Planned Dev,..ipment (PD) Rezoning request PA r-,41.1 aubject to the following Conditions ..1 Approval. ,,, , , , . , • CONDITIONS OF APPROVAL PA 85-041.1 , GENERAL PROVISIONS 1. This approval is for a mixed use planned residential—commercial development of single family and multiple family dwelling units and as a _ - small convenience store. Development shall be generally consistent with the following submittals, modified to conform with Conditions of Approval outlined below. Unit Counts in the respective Villages may vary from the numbers initially proposed by a maximum of 5Z, as long as the unit total does not exceed the aggregate total indicated by the referenced plan submittals. • A. Revised Illustrative Development Plan — Composite Plan — Proposed by Anthony M. Guzzardo and Associates, Inc., dated received February 3, 1986. • E. The Villages at Alamo Creek Tentative Map — Prepared by Tetrad Engineering, Inc. , dated received July 31, 1985. C. The Villages at Alamo Creek — Villages 1-5 — Preliminary Floor Plans and Building Elevations, consisting of 12 sheets, prepared by Backen, Arrigoni and Ross, Inc., dated received July 31, 1985. D. Alamo Creek: Village VI — Dublin, CA — Prel mi wry Site Plan and Building Elevations, consisting of four sheets, prepared by Aram, Bassenian and Associates, inc., dated received January 27, 1986. E. The Villages at Alamo Creek — Landscape Plan — Typical Unit - Cluster and Recreation Center, Schematic Park Plans and Site . Sections — Consisting of five sheets, prepared by Anthony M. Guzzardo and Associates, Inc., dated June 14, 1585. - F. ' Proposed Alamo Creek Inn ovements. Amador Valley Poulevari to Contra Costa County Line — Consisting of six sheets, vrepar__ by Bissell and Kern, Inc., dated received May 23, 1985. . G. Alamo Creek — Village l ace I Convenience Store Study Schematic Si ? Plan and Building Elevations. Dublin CA — d repare r: byBack.,, Arrigani and Ross, Inc., dated received August 2, 1985, as - modified by the submittal entitled, The Villages at Alamo Creek — Village I — Revised Site Plan dated received February 25, 1986. • . I i H. Village VII I — Flood Control Maintenance Rcad E:+er_ency Fire Access • — Consisting of a single sheet; prepared by Anthony M. Gu:na,do and Associates, Inc., dated received December ll 1985. 1 . t I. Cross Sections at Alamo Creek — Consisting of a single seet - dated received February 6, 1986. 1 J. Preliminary Parkin AssiErnent Plan — Vil l=�� j — Cons sting c_ a single sheet, dated received December 11, 1985. 1 7 2. Site Development Review approval for each phase of this project shall be Isecured prior to the recordation of the respective Final Maps or the r issuance of building permits. 4 3. Except as may be specifically provided for v thin these conditions of approval, the development shall comply with City of Dublin Site • a Development Review Standard Con_ditions_(see Attachment A). 4. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services 1 Standard Residential Building Security Requirements (see Attachment B). ,. • ( • / `5. Approval of this ri .' ned Development i3 for too years ..3 specified in Section 8-31.2(b) o.. the Zoning Ordinance, or as deta_-•.d on an approved ,.„+ _, ,, , . ..project phasing—schedule. The phasing plan outlined in the applicant's "' . • letter dated February 27, 1986, is acceptable in tezas_:of:_the _timeline cited for commencement of construction of the respective residential Villages. The formal project phasing schedule shall elaborate on this - letter and detail timing of construction of all major project improvements. 6. If the subject project is not subdivided, as proposed under Subdivision 5511, the project shall remain subject to the Conditions of Approval established for that Subdivision, as determined applicable by the City Engineer and the Planning Director. AIR OUALITY 7. Roadway Improvements . The site plan shall be altered to make provision of bus turnouts for future transit plans servicing Dougherty Road and Amador Valley Boulevard. Such turnouts shall be located alonz the internal loop roads in Villages II, III, IV, and V, or as required by the City Engineer and the local transit authority. 8. Particulate Control A. Significant landscaping shall be provided along project streets, including Dougherty Road frontage and Ar der Valley Road, to •partially filter particulate matter emanating from those reads. B. Dust control measures, as approved by the City Engineer, in conjunction with the project's improvement plans, shall be followed at ail times during grading and construction otarat ens. Construction areas shall be sprinkled during periods when work is proceedi_rg and during other periods, as required,' to 5 4 ze the . generaticn.of dust. C. Construction areas shall be revegetated•a d hyarcnuw'c a_ upon • completion of grading operations. Whet_ feasible, hve=omuic, shall be installed in stz es. . . D. To the extent feasible, phased project construction shall balance ,' cut and fill to avoid off—hauling, or importation cc material :a along roadways. .3 BIOLCGIC L RESOURCES 9. Lcss of Maio= Trees A. �r i ' e Hort� 1 ral ec. oared Trees i".'••^•t_i;ed Z ti.. i _Cu�tll�c_ ;(-.c:., pre-c_ by �:Ci -. Sciences Inc. , September 20, 1985, and the tree preservation identification list (Appendix A of these Conditions) shall be :. preserved and protected. The project sha11 implement the Tree preservation Design, Construction, and ,'_intenance Guidelines contained in the Horticultural Report. Within the c=e_k channel --. the ao.:licant shall have the responsibility for imol-,-,enting these guidelines for a minimum period of cne year from the complet_cn of construction, or until the Alameda Count. Flood Control District or other public entity accepts the channel, whichever is later. B. A horticulturalist shall develop .a specific preservation plan for `J preservation of trees identified-as "preserved" and "high probability to preserveet following development of final grading L> plans. During site preparation and construction, a - a horticulturalist shall monitor and ,implement the specific preservation plan, and shall supervise construction. activities, especially grading and pruning, as needed to.implement the plan. - , i4 • 5. _ -�- ( , • - C. A revegetat10—,plan for the creek shall be prep' and implemented .,- r ich includes the replanting of na-7 fe species. The revegetation plan' shall-include provisions to aid•'nra_trees during- I• • 6 early years through irrigation, fertilization, .deer protection'and _ disease prevention. D. New trees and shrubs shall be planted on both sides of the creek as well as on new embankments to be constructed along the creek. Trees shall be located above the maintenance road per Alameda _ • County Flood Control District Zone 7 specifications. . E. Two new trees of at least 15 gallon size shall be provided within the creek tree planting plan area to mitigate the loss of each existing tree over 8 inches in diameter. To the extent feasible, new trees shall be of the same species as the trees lost. All plans for additional tree planting shall be subject to review and approval by Alameda County Flood Control District Zone 7. _- F. Whenever possible, construction activities shall be restricted from within the drip line. At the maximum, no more than 40 percent of the area within the drip line for trees planted to be preserved shall be altered. G. During project construction, damaged roots shall be cut cleanly with a saw. Trenches shall be back-filled as soon as possible to avoid exposure of roots from dessication. Irrigation during and following construction shall be provided where necessary.. . ._-_ E. Supplemental irrigation for trees subject to stress shall be provided. I. Positive drainage away from tree trunks shall be established and • water shall not be allowed to stand at the base of the trees. . J. .Open areas around trees to be preserved shall not be grubbed where grading activities a_Te not required. E. Organic mulch shall be applied and maintained u nde= the t_ees within the development areas. d - L. Horticultural care, monitoring of pest population and the r incidence of disease and control-t_eatr=cats when r:=o=«ary, shall z be provided. This measure shall apply to all trees vith health e classifies by the Horticultural Report as A,-B, or C and as - / identified by the tree preservation identification list (Appendix ''a A of these Conditions) as "preserved" or as havinc a hi:h or i medium probability of being preserved. a J .Y M. Temporaryfences shall be constructed around the trees to be y preserved to exclude all equipment from the drip line. N. All woundsto trees tobe preserveda shall be e^-i r =�--re= Dr C-pth, :"' 1 with such repair and pruning to be performed by a ci:,1;=;'' arborist. 2 10. Riparian Habitat Loss 7 A. Temporary fencing shall be provided during the construction for `^ those areas of riparian habitat not intended to be inc-uded within the construction zone. . nt B. An erosion and siltation control plan shall be incorporated within the grading plan for the project. • C. A revesetation effort shall be implemented on all reconstructed • vo channel banks as soon as possible after construction is completed t'' to enhance riparian habitat consistent with proper channel tip maintenance for flood control. Such reveSetation plans shall include the following: • .a • • 1,) Use o,,, -tees, shrubs and vine species i,at4 to the region. -- • „2), Use,•of,,;h;ubi ,',rich hi h,: ildlif e value,on the lower,.channel. slopes. 3) Use of indigenous tree species, suca as valley oak, live--oak and buckeye, on the upper channel slopes above the maintenance road, together with shrubs and vines to approximate a natural riparian community. 4) Planting of trees cn the upslope side of the •channel maintenance road. 5) Trees, shrubs and vines may be established from seeds, liner stock or small container stock (one gallon) or hydremulch where feasible. 6) Undertaking of an irrigation program to aid survival of woody plants during the first few summers. were feasible, fixed irrigation shall be installed. 7) Inclusion within the revegetation-plan of portions of the existing riparian corridor which are intended to to left in their present condition, including previsions for native tees, shrubs and vines, where they do not now exist. 8) Obtaining the approval of Alameda County Flood Control District for the revegetation plan, which shall be consistent with Ficod Control maintenance recui=ments. 9) Provision of revegetation along the riparian Ccrridc_ and . • t'ie successful establishment of plantings. Subsequent ire4Ttte-n_2nce and m=nage_ent of vegetation in the steam channel will be the applicant's responsibility for one year r following completion of construction. D. Drop structures shall not exceed a maxi _ height of two fee= and shall be constructed in a manner the De7a.west of Fish d Game approves. 11. Construction Phase Impacts s. Earth moving shall be undertaken and carried out th tn= dry season. E. Prior to Ginter rains, all bare ground ;:roll be hvd,c =^_ If • grading is undertaken during winter tine conditions, a plan shall be submitted for stab"'-'=tion and control of erosion. Such plan may include mechanical soil stabili_a_.cn, sediment barriers, and settling tends. C. Conditions of the California Department of Fish and Game Strain., Alteration Permit shall be followed to minimize erosion during constr cticn in the creek channel. 7-7 D. Sediment control measures shall be used within construction areas to reduce movement of silt and other sediment from the site. • E. In order to protect both she riparian corridor and iso'=f=^ trees • from construction equipment, vehicular activity, and dumping cf trash and debris, areas not intended to be graded shall be protected with temporary fencing. 12. Lone Term Impacts Human use of the riparian corridor and stream channel shall be restricted and, where feasible, fencing erected for this purpose. • • 5 .1 .•...,., /..•4"�r.iY..,.. .. / •. Q.H.A.� . ..•. .....s :Ayi / • ' , • - EtIERC[ ( if .•-•1.3.•-•All units-ahai•tontain•atandard•-and-currentl7 available energy•saving-:°"-.e• -- devices, and shall be insulated in accordance with Title 24, State of • California Administrative Code. All buildings shall be;designed to . comply with Title 24 Energy Regulations. _ 14. All multi-family units shall be provided with separately metered gas for hot water. All meters shall be screened from yin within an enclosure ' that is compatible in design, location and mat2t a1s to that of the building to which it is to be installed.. 15. Exterior lighting fixtures in multi-family areas shall be energy efficient, fluorescent or metal vapor lighting. 16. Landscape design shall incorporate use of solar shading for south- and • • west-facing walls in multi-family housing areas. . 17. Recreation area pools in the multi-family project shall incorporate solar heaters. The developer shall submit dccu=eatation that the number, size, location end design at the solar-collector panels will suffice to provide adequate pool heating for a reasonable length of time . in each calendar year. Heating of the pools ray be supplemented by gas . heaters. .HYDROLGGT AND WATER OUA.LITY ' . i 18. Increased Flows l - A. The capacity of the Alamo Creek channel shall be increased sufficiently to meet the future flows both of this project and y future buildout of the Alamo Creek drainage (as established by the H•rdraulic Analysis of Alamo Creek. Alameda and Contra Costa 1,4 County, prepared by Bisset and Kara, Inc., 1984). i • B. Drop structures shall be installed as neeanA to reduce the • =1 *velocity i. Alamo Creek to the 5-7 f.p.s. range and to reduce 'i 'erosion caused by the existing creek. The drop structures shall conform to the Department of Fish and Game requirements, as • follows: Drop structures shall be of a height no greater than two feet, and the area f ediately downstreaz of the drop structure ;* shall be left in a natural state. If a totded or pooled area of a 31 minimum dimension of two feet deep and six feet out from the drop . Fstructures is formed which allows fish to congregate and migrate :o flows,at peak then a concretebase below the new drop v. t structures may be used. If concrete is Oct used, then a two foot headwall deeper than the drop structures shall be installed to 1 prevent undercutting. : C. Alamo Creek shall be realigned to reduce erosion and severe bends within the channel and to stabilize the existing unstable slides. i- • D. The applicant shall be responsible for the project's proportionate share of the cost of flood control improvements, which are ;;) anticipated to be specifically two box culverts, of a sine sufficient to accommodate 100-year flood flows, to be i.s-=lhnd in "' the Alamo Creek channel under Amador Valley Boulevard. The project's share of the improvement cost will be calculated based ;; • on the project's overall contribution to the incremental increase ; in the 100-year flood flows to that of the projected upstream :4 increased from future development. ;' E. Six-foot black clad chain link fencing shall be installed by the applicant along both sides of the creek. For that portion of the - ;t creek within the proposed neighborhood park, the applicant shall i. be responsible either to construct the fence along the creek right-of-way, or to contribute an amount in cash equal:to the • applicant's cost to provide materials and installation, if an ' ti alternate.design.or location for said fencing is•:established by' tti the City. ; I •� °' � ��ti a,. �\.x�'•`t �-'�\ a 'at., � , i • • .. ..tin. r. .vY::-‘ t•`.,. 'n .1. .'.... ,l'P�♦i 1}.� ,1.:i' _.'a.`\ = ,_... 1: _`... .,._`_ 19. Inr_rewled Erosion at;Sedimentation A. ••= Grading-within-Alamo Creek'sh 11••be-Iimited=to-•the period •from••► • ••••- • - April 15 through October 1 of each year. B. An erosion control plan shall be prepared b7 the developer's - - - Engineer and submitted with the grading plan. The plan shall be in use until permanent storm sewers have been Installed and streets paved, and then these erosion control plans shall be modified to the new Conditions.. Erosion control plans shall include, as required, hydremulching cut-end-fill slopes, sediment barriers, and sedimentation basis and ponds. Grading shall be conducted in such a manner that standing water is not retained in • the vicinity of trees to be preserved. C. A permanent revegetation plan shall be prepared for revegetation of the channel, consistent- with the requir ants of Alameda County . Flood Control District Zane 7. D. Culverts discharging into the stream channel shall be constructed • in such a manner as to avoid erosion by providing impervious spillways on the side slopes into the bottom of the char el E. Final improvement plans prepared for the channel shall maintain the maximum amount of existing channel vegetation feasible and shall preserve existing tree stands identified in the -Horticultural Reuort. The Villages of Alamo Creek, Sept=r_^_be- 20, 1985, prepared by Hort Science, Inc., and subsequent tree preservation and protection analysis contained in ADoend A of these Conditions_ MUNICIPAL SERVICES AND FACILITIES ' 20. Water Suooly • A. The project shall extend water service from its current lccaticr. at Stagecoach Road and Amadcr Yalley Boulevard to the pro iect. E. The project shall inco__era_e all reascnable eater cc er-raticn measures including water csnsservat_on applicances and se_c_c�e metering of gas for hot water heaters. The project Arch_t=_ct, cr Civil En imeer, shall provide a letter to the Plana,ng Director or Buildinc inspector stating the water Coeser:ant .toi l ecs, shower heads, and automatic dishwashers with low flow cycles mil T be installed in the units in this project. 21. Fire Protection • A. All dwelling units within the project shall incorporate smoke detectors and spar: arrestors on fireplaces. • B. Ongoing provision of fire breaks shall be included in the plans for maintenance of the c:en space abutting Villages VI and ti=l. C. Emergence access routes to Villages VI and VII and to the west side of the creek shall be provided frog .der Valley Boulevard via the maintenance road along the west side of Alamo Creek. Emergency access to the site at the north end of Vills;e VI shall be provided at the time of development of the adjacent project to i the north in Contra Costa County. Emergency access icutes are subject to the approval of the District's fire protection service. { D. Fire hyrdants at the locations approved by the DSRSD-,,ire Department shall be installed and operable, to the satisfaction of the DSRSD-Fire Department, prior to combustible construction. -' Provision of raised blue reflectorized pavement markers shall be made in the center of the private vehicle sccessvays at each fire hydrant. -1-• t'• :1 _ I ' (--, ,,. E, Each buildin/7•nd residence unit shall incluae(-:.1..ghted, clearly ' visible addre...3. A lighted, clearly risible pzwject directory .. '' shall,be.,provided••.at-•all--major••project,,access-ways within 'the "'••' -- „":''" ' multi-family Villages. 22. Police Protection . A. Emergency access along the Alamo Creek channel maintenance road to the lands lying west of the creek-shall be developed. _ B. Fencing of a design and location acceptable to the Dublin Police Services shall be provided along the Alamo Creek corridor. C. Provision for a future emergency connection at the north end of Village VI to the adjacent project on the north side of the County . line in Contra Costa County shall be made through modification of ' the lot layout in Village VI and .the recordation and pursuit of appropriate complimentary, easements bet-spec the affected properties. 23. Recreation •- Parkland shall be dedicated er in-lieu fees shall be paid, or a combination of both_shall be provided prior to issuance of Building Permits or prier to recordation of the Final Nap, whichever occurs first, in accordance with the Subdivision Ordi:arce. The parkland dedication required is approximately 10.455 acres (0.009 acres/duelling units x number of dwelling units). The- subdiv ter/develaper shall receive 5.0 acres of credit for the parkland dedication. The subdivider/developer shall provide certain improve=eats to the dedicated _ parkland. The dedicated parkland and associated improvements sr,1 l • satisfy the developer's total park dedication requirement. Tne improvements shall be installed to the City's sz?sfactl on within 20 'months of the recordation of the Final'Map or issuznce of Building Permits. The items to be provided shall be as s;ec.ified in the Compromise Park Proposal portion of the M�emora^d•` from the City Manaver to the Citp. Ccanc-1 regarding Villages Deve_c._ cz Park Dedicat_cn Proposal dated March 20, 19S6, as revised and adopted by the City -Council. NOISE 24. Camp Parks . • A. Noise measurements a= the sumo Creek V=il aces site determined that relatively simple plywood noise bad is- constructed behind the shooting ranges would effectively reduce noise reaching the Alamo Creek Villages site. If,. after ceca:e move into the subject residential prclectS, complaint. from r,c"'°nts are received by the City of Dublin and/or t e United States Army, all reasonable ti steps by the developer shall be undertaken to assure this mitigatica measure is implemented. This mitigation measure is Consistent with mitigation measures in the preliminary drat'_ 4- revised "on-site which states: and off-site monitoring w.411 be conducted to define the extent and magnitude of noise levels s R FT activities" and that "the U.S. Arms will generated by-Parr i' continue to coordinate with City and County officials regarding land use compatibility in the areas planned for residential development." IQ B. . Prospective purchasers or residents e_ the proposed project shall be suppliei with a written document indicating that sound levels of up to 70 dEl may be generated by gunshots at the regional •'i training facility, and explaining when these activities are zi generally expected to occur. . . :il 5 C. The developer shall construct a minimum 8-foot high berm on the t+ east side of Dougherty Road (subject to approval by.the Army) from Amador Valley Road north, a point approximately halfway to the - . IS a , ' -S- County Line who.- this berm will terminate into a''`tural hill. This earthen ( m shall have side slopes flat el_ 6n to mom with a •,,,..,, riding.�G,+er_.._Zhia.3er;• hall;al;.o;,b�e,hy;-:oseeaed;with wild , , r flowers and,pative, low growing plant materials (subject to Army approval). It is understood that this berm is_to be constructed _ from strippings and other excess material from the grading of the subject property. 25. Traffic A. An 8-foot-high sound barrier wall along the project frontage with Dougherty Road shall be developed in conjunction with this project. B. Landscaping along Dougherty Road and Amador Valley Boulevard shall be of a type and planting layout to provide a mature growth pattern which will grow to create a barrier in excess of eight ' feet high. C. Sound-rated windows (Sound Transmission Class 27) shall be provided for all multi-family dwelling units to reduce traffic noise impacts and to meet Title 24 multi-family housing requirements. D. Prior to issuance of building permits, the developer shall submit the appropriate documentation to demonstrate that all prcosed development shall meet cr exceed applicable State noise attenuation. requirements. SITE DEVELOPMENT RE`IriY SUEMITTAL 26. Coen Space • A. Common Owen space areas for the multiple f- 'ly residential villages shall be increased to meet a mitimum standard of 35 percent for each respective village. Density shall be reduced necessary in order to '_:crease Useable open space w-t:_r. the villages to meet this standard. Deck ens multiple family units on second 0= �ird -lot: B. dimensions shalllbe increased a nimenum requ_r�ement ave c= s : ___, eleva_ ozs _• excluding fencing c_ railing. useable open space (patios) for multiple r:-:_ C. Private � - - j _��v resid=nt4a1 ground level units shall be a minimum of 140 s u?r= feet in area. • • • • D. Through the Site Develc_rent Review process, the develop=r shall invests=ate_ the feasibility of leaving portions of the C_ak< acceS54ble as useable open space in CC;_ nction with a lent u_e program between the Ci`, and Zone 7. E. The recreational facility requirements for Vi 1lages tie and VII shall be detailed in the Site Development Review submittal for that Village and shall be addressed with the ov -il l project atreeme parkland dedication _ nt. c Pool length shall be i.. -".=d to 50 Ie'__ minimum length in at least two of the six proposed recreation areas. • C. The in' tial Site Development Review shall include submittal 04 a proposed master trail system which provides for a connection of 1 the pedestrian system and the comunity park with the regional open space in Dougherty Hills. A linkage of the bikeway to the west part of the park and Villages VI and VII shall also be provided for by this plan. • • • • -.-A ' County Line who, this berm will terminate iu‘o a ''s•.ural hill. ., • This earthen/ rm shall have side slopes flat C.'10 to mow with a _ ,.,,.,.tiding.mcaer...,- in.herm hall;al;,o„b.e,by .reseeaed,•,rlth •gild . . .. ,•� flowers and,pative, low growing plant materials (subject to Army approval). It is understood that -this berm is to be constructed. _ _ from strippings and other excess material from the grading of the subject property. _ • 25. Traffic • A. An 8-foot-high sound barrier wall along the project frontage with ,Dougherty Road shall be developed in conjunction with this project. S• . . B. Landscaping along Dougherty Road and Amador Valley Boulevard shall be of a type and planting layout to provide a mature growth pattern which will grow to create a barrier in excess of eight • feet high. , C. Sound-rated windows (Sound Transmission Class 27) shall be provided for all multi-family dwelling units to reduce traffic noise impacts and to meet Title 24 multi-_`ply housing requirements. _ D. Prior to issuance of building permits, the developer shell submit the appropriate documentation to demonstrate that all proposed development shall meet or exceed applicable State noise attenuation requirements. _ SITE DEVELOPMENT RETTai SUBMITTAL - • 26. Open Soace . A. Common open space areas for the multiple family residential villages shall be Increased to meet a mimii-an standard of 35 percent for each respective village. Density shall be reduced __ necessary in 'order to increase useable open space within the villages to meet this standard. - . o� B. Deck d'rthirdCO. floor elevations shall be increased a minims requirement of seven feet-. excluding fencing or railing. . C. Private useable open space (patios) for mu?tiple family residential ground level units shall be a minimum of 140 square feet in area. D. Through the Site Development Review process, the develc e= sha l l investigate the feasibility of leaving portions of the creek accessible as useable open space in conJUZCtion with a joint use program between the City and Zone 7. . E. The recreational facility requirements for Villages ti I and VII shall be detailed in the Site Development Review submittal for that Village and shall be addressed with the overall project •: parkland dedication agreement. r' F. Pool length shall be increased to 50.feet minimum length in at :; least two of the six proposed recreation areas. G. The initial Site Development Review shall include submittal of a proposed master trail system which provides for a connection of •1 the pedestrian system and the coimunitti park with the regional . open space in Dougherty Hills. A linkage of the bikeway to the 3 west part of the park and Villages VI and VII shall also be - c; provided for by this plan. i .1 . / H. The Site Dz/-.1opment Review submittals for tit. '.__ciple family residential " ,`llages shall define pedestrian `. .is from assigned ,..,,M.•,,.,,.,,,•,, , , , parking„spac.ea,to.seapec.=lge.individual.multiple-family dwelling.x-.;,...-- - unit3, ,and from dwelling units to recreation centers. I. Fences or. the upper tier of lots (westerly perimeter) in the - single family residential area shall be established at the lower toe of the slope, unless otherwise approved through the Site Development Review process for Village VI. 27. Landscape Design The Site Development Review submittals shall detail a separator landscape strip between the bikeway and the access road along the creek. 23. Architectural Design Site Development Review submittals shall include plans at an appropriate design scale which detail that: A. All dwelling units are oriented properly and at a sufficient distance from each other, from parking and vehicular areas, and group use areas. i B. Parking and vehicular areas shall be screened with patio fences or . appropriate landscaping from view of ground floor dwelling units. C. To the extent feasible, vest-facing units have sun-shading devices or landscape screening to prevent over-:`.eating of units. D. Architectural design is compatible in color and finish with its surroundings. E. Roofing materials shall be premium-weight asphalt shingles (2 5- 300 pounds per square), ?n order to p.oduee additional t°;t.,_e a,,Q shadow pattern. - . 29. Th. developer s^all conker with local postal a _orities to de_e ne • the type of centralized mail receptacles ncroc `ry and provide a l etna _ stating their satisfaction at the time the Site Devc'ocme^c Re;_.;; Si cmnttal is made. Specific locations for such r_i is shall be to t e satisfaction of the Postal 5e:1cee and-the Dublin. Plnnina !.par .=en-. I centralized mail units are not required, the developer shall provide written documentation from the Postmaster sta:_.g the exemot_on. 30. At-wade patios for the multiple family.reside tial units shall be individually fenced and shall be supplied with soil preparation to accommodate future planting. Individual hose-bibs eachl _ for ground level 3 unit patio area shall be provided by the developer. The hose-bibs ma,. i�7 _ ghed- rs be maintained left in a n such time as �OL'x.. JLt ata�e untilthe units are put up for individual sale. The layout 0f the enclose: patio areas (as regards size and placement on concrete Cato pads and the design c= the enclosing fencing and -retaining walls) shall be subject to review and approval as part of the respective Site ievelpeent Review submittal. :-i 31. T. developer's Engineer shall develop the expected truck length and N turning radius criteria to use the private streets (fire e;uitment, delivery, garbage or moving trucks, etc.) and design the curb radii ' accordingly and submit this data and .design criteria with the Site Development Review application. _ ta r 32. Wheel stops within the project shall be at the curb at the end of the parting stalls. Parking stalls shall be a minimum depth of seventeen `A feet for standard-sized stalls and fifteen feet for compact-sized stalls (assuming two-foot overhang for both types of spaces). . rt • : . `� : .�• • , , '•. ,` . ii - .fit •.. .: ,;•t` + - ; ;r . . •. ,•:. ." ;'• . ,: ,, .33. Special private t rage areas of at least 120 cu pultiple family residential "•:it shall be provided within or( scent to each ' unit.• Details of the location and design of these areas shall be -•'+'' • •' "subject'•E•o`11111'.i a6d igfala7:5's:Art'o£'SfeeDelrelopm'e e'Re'rie i ----• submittals. 34. Information detailing the design, location and materials of all fencing, . and of retaining walls over two feet in height, shall be subject to review and approval as part of the Site Development Review submittals. 35. Slopes for areas adjoining both public and private roadways shall be designed to.maximize the level areas available for landscape treatment and for general safety consideration and shall be subject to review and approval through the Site Development Review process. 36. Light standards (freestanding, pedestrian and/or wall mounted) utilized in this project shall be of a design which shields the light sources frcm view from off-site while providing for adequate security and safety illumination. Light standards shall be subject to review and approval . as part of the Site Development Review.submittal as regards design, . location, number and illumination intensity. • 37. Handicapped ramps and access as required by Title 24, State of California, shall be provided (parking and walkways serving on-site recreational facilities). Handicapped parking stalls, apprepr ately signed, shall be provided evenly throughout the project with their • location and design as part of the Site Development Review submittal 38. The use of entrance gates at any portion of this development are • specifically disallowed unless architectural t eannent, traffic and emergency access impacts are addressed and approved through the Site -- - . Development Review process. • 39. A pedestrian circulation plan shall be submitted as part of the Site T Development Review materials. The plan shall include section details of . i the pathway system and a detailed pedestrian walkway lighting plan. i - 40. To facilitate the development of an intercor_*ectan between the proposed creekside pedestrian pathway system and the SO+acre open space area to the west, the cul-de-sac bulb at the terminus-or the roadway se_arating !� f a Villages VI and ViI shall be moved down slope 50-75 feet to function as ;i • a "knuckle" and to allow for an easier slope transition for oddest-Fan trail access up the slope to the adjoining SO+ acre open space area. rPedestrian access through this area will necessarily traverse the seven . + acre remnant open space area that will lie above the day-light zone of :S the proposed grading for or the single family residential development in - Village VI. A schematic grading plan for the route or the pathway system connection from the realigned "knuckle" to the adjoining SO-acre y openspace area shall be submitted as part of the Site Development ,ti Review submittals for either Village VI or VII, whichever is the first • to be submitted to the City for processing. fll go + 41. Signs established at entrances to the respective Villages for project ii identification purposes shall be subject to review and approval as part ;' of the Site Development Review submittal as regards location, copy and _• design. w • 42. The potential design changes called for in Village I (concerning the Li pursuit of a secondary access point, the adjustment to internal circulation patterns and parking counts, and the impacts to the area gresulting from an enlargement and reconfiguration of the adjoining . 1 commercial area) shall be reviewed through the Site Development Review D application for that Village. The applicant shall pursue a second F • vehicular connection to serve the units in Village I to improve internal circulation and to allow a diminishment of the distance between the more remote units and their respective assigned parking. The developer shall ' ' H diligently pursue the necessary approvals to develop access from the south of Village I, through the existing Arroyo Vista Housing Authority project. Failure to secure this preferred secondary access shall not 11; ,, i / ,1.1 release the appli.- t from pursuing provision of a .,.-' xy access to Village I. In lies .'f this access from the south, t.` applicant shall investigate tithg, Aeccnd access along the - , „_-. , „ -. Amador Valley Boulevard frontage. Revisions to the site plan.layout for Village I shall be made to reduce the distances betieen-available `` ` parking and the more remote dwelling units. ,The amount of parking - provided shall be adjusted to match the standard ceing observed elsewhere across the project (I29-space suggested standard for 60-unitz) or a more restrictive standard to acknowledge that development of 3- bedroom units may result in a greater need for parking than the other , multiple family residential villages. SOILS, GEOLOGY AND SEISMICITY 43. Seismic Activity Recommendations contained in the Geotechnical In7esti2ation Report, Alamo Creek, April 11, 1525, prepared by J. E. {leinfelder & Associates, shall be implemented. 44. Soils and Slone Stability A. All foundation design, grading operations and site construction work shall be consistent with the recommendations of the Geotechnical Investigation Report, prepared by J.H. X!einfelder & Asscciates, dated April 11, 1985, and of the August 5, 1985, letter from J.H. Kleinfelde= & Associates to Ronald Nahas regarding response to review comments on the Alamo Creek project. B. No cuts or fill slopes shall exceed a slope of 2:1. Wne,,-e possibly, cuts or fills should be. L or L1atL desicae_ - 2.5:1 `I e - r• • C. All fills of sufficient height shall be key__ into the existing soils as recommended by the soils report prepared for this Site. D. . All cut slopes of sufficient height should have bench gutters to • prevent drainage over the face of the si «• . E. Prior to any gradi na Cf the site, a dot= •ei, plan Co.e��£ grading (including phasing), drainage, water quality, erosion and sed'ime_n- tati on control for construction and the post-construction oe=i cd shall be prepared by the project Civii nainee_ and/or Engineering Geolos_, and shall be approved by the City Engineer. Said plans • shall include detailed design, location, and maintenance, c:1ta=_a- of all erosion and sediment control measures. The flap plans shall l _ _ attempt to assure that no increase i, sediment or pollutants from • the site w-411 occur. The plan shall provide for long-tern maintenance of all permanent erosion and sediment control measures. F. Ala ro Creek shall be realigned to prevent further undercutting of • existing slides on the east side of the �oug ert, Hills. _ Slope • protect:cn shall be provided within the creek where necessary to improve slope and bank stability. G. Emergency access shall be provided to gills;es VI and VI' along the west side of Alamo Creek along the pr_;csed maintenance road to serve as an emergency route in the even_ of damage to the • principle entrance across the creek du to sei stic activity or • other natural disaster. • • H. A report addressing the liquefaction damer to buildings adjacent to Alamo Creek shall be prepared: i I. All structures shall be set back a minimum of 15 feet from the.tor • and tce of the slopes, pursuant to recommendations in the i Geotechnical Investigation Report. Alamo Creek, dated-April 11, 1985 (J.H. Xleinfelder & Associates). , , _12_ , 1 / • r • J, Sub-drains be installed in all existing rn al drainages which are to .ceive material. Installation n 1 be per the requirement..of.the.Soils.Znyneers._...,•,-,.._._..,. .,, ' K. Catch-basins shall be installed during the primary grading • operation where waters are concentrated in the proposed single family lot areas. L. P,evegetation with hydromulch with native vegetation shall occur after each grading season. On Dougherty Bills grading areas, revegetation shall simulate original conditions to the greatest extent feasible. M. Full-time soils inspection by the Soils Engineer representative during mass grading operations shall be provided by the developer. N. All lots shall be graded to slope toward the streets to avoid rear yard drainage channels and protect slopes from erosion. 0. The design of all multi-family residences shall be reviewed by a licensed structural engineer for seismic requirements prior to the issuance of building permits. P. Where import depth of non-expansive soils is less than 2.5 feet thick, post tension slabs should be used to avoid potential damage from expansive soils. Q. All import soil brought onto the site shall be of a non-expansive nature. R. Where soil or geotechr:ical conditions encountered in grading operations are different frca that anticipated in the soil and geological investigation reports, or where such conditions warrant changes to the recommendations contained:in a site-specific/ project-specific soils and geotechnical report which shall be submitted for review and approval by the City and shall be accompanied by-an engineering and geological opinion as to the • safety of the site from hazards of erosion, settlement and seismic 'activity. 45. F.ass GradingA. - Cuts and fills shall be designed to balance whenever possible to - hau avoid the need of offsite ling. B. Cut-and-fill slopes shall be contour-rounded to conform as closely as possible with the natural slopes, to avoid a man-made appearance, and to form a gradual transition to natural terrain. C. Variable slopes shall be used to mitigate enviror__:.__1 and v--1 • impacts of grading. 3 TRAFFIC AND CIRC'UL;TION- PROJECT-R LA.D In2ACTS •t Va? Boulevard Ind sa-' on 46. Daugherty Road/Amador A. The developer shall widen Dougherty Road both north and south of Amador Valley Bouleva.d with a minis m of 24 feet of asphalt paving to provide four lanes south of msdor Valley Boulevard and 50 feet of asphalt paving width north of Anador Valley Boulevard. 1Widening will take place from the existing four lanes on the south side of the S.P.R.R• right-of-way to the northern project i boundary. Dougherty Road north Of Amador Valley Boulevard may be widened to four lanes in phases to correspond with the connection of project access roads to Dougherty Road, or may be constructed along the total frontage along with the first unit developed. (Subject to City Engineer review and approval, alternative improvements may be acceptable.) Pougherty Road widening shall be Li �i -13- ; 4 • • completed frAmador Valley Boulevard to thei" .herly line of Village III ,tior to occupancy of Village II c_ 1II. Those street ' •.••--- - ! " "-~' -''improverheat5 btt`Meadet—filZAfBoule a-zd'bfiall'be-complete'prior•to "" '' occupancy of the first Village developed. E. The developer shall construct a free right-hand turn interim lane on Dougherty at Amador Valley Boulevard. Upon construction of the - ultimate right-of-way of six lanes and a divided median on Dougherty Road, this right hand lane shall be modified to function as a joint right-hand turn lane and through southbound travel lane. C. The developer shall install a signal at A.:ador Valley Boulevard and Dougherty Road. The signal is to be installed and operational prior to occupancy of more than 300 units. D. The developer shall increase the number of parking spaces by 32 spaces to meet minimum requirements for dwelling units and to provide 15 percent guest parking. Parking spaces shall be idesigned to meet minimum dimensional requirements. The ratio of compact spaces to full size spaces shall not exceed 50 percent of' the uncovered parking. 47. Dougherty Road/Dublin Boulevard Intersection . 4 The project developer shall pay for constriction of a right-hand turn lane, including curb, gutter and signal i.mprovements,_together with restriping as necessary, to accommodate a free right-hand turn lane off Dougherty Road and Dublin Boulevard. ,Improve_e;ms shall be complete or, 4 :. in the event that right-of-way acquisition has not been completed by the City, funds shall be deposited with the City to cover the required improvements prior to occupancy of more than 2E0 project units. 48. Village Park•av/Asador Valley Boulevard Intersec_icn - • The developer shall reconstruct and improve "nailer Valley Boulevard by narrowing the portion of the•median fronting-the property line to '+ Dougherty Road, providing lighting and landscaping, repairing and . overlaying the existing street section, pro:ic_.g four lanes from t._ entrance of Villages I and II to Dougherty Road,-and providing a _ _ separated eigh_foot width off street bicycle system from Doucherty Road to the west side of the entrance to Villages I and II. Frca that point, _ the bicycle and pedestrian systems shell be separate, as detailed in PD • Condition 455-C. . ,'F 49. Emereencv Access Routes to Villages VI and VII The developer shall provide an emergency access route to Villages VI and 17, -1 VII. The proposed maintenance read on the west side of the seek may :a, - serve as the emergency access ,cad, providing that design and engineering studies prove this access feasible_ Emergency access roads ' must be 20 feet minimum width, and may not be :uteri through the '=t community park. :a 50. The lotting layout of Village VI shall be met'==-4 to allow the right- =: of-way that is to be offered for dedication at the north end of the cul-de-sac adjoining proposed Lots 4113 and 4114 to include all lands up to the County Line. This adjustment shall be cafe to reserve for the City of Dublin the flexibility to pursue a future emergency access a linkage with the land to the north upon the submittal to the City of San , k Ramon of a development plan for the property. :i 51. The right-of-way along the north side df the northernmost proposed ;7 ' public loop road for Village V shall be widened to include all lands up cw., to the County line. This adjustment,shall be made to reserve for the '" City of Dublin the flexibility to consider possible road connections serving future 'development to the north, in the City of San Ramon, which t \ 4 , 14 ' 1 \ \ l r r � �� \ � \ t� -y lam+ \'� .T �� � : a .:c. x t1 ii .a 1 may subsequently or'''`eter;nined desirable to minimize b''N number of intersections alo -- 4Joughert7 Road and/or to mitiga -- ,saible alignment conflicts of interne,tions•proposed to,be_located along Dougherty Road. TRAFFIC AND CIRCULATI0f . CUMULATIVE IMPACTS 52. The developer shall increase the size of Dougherty Road from the existing two lane configuration north of Amador Valley Boulevard which would adcommodate project traffic to a completely new, full four—lane configuration with a 3—foot painted median (or alternate improvements as approved by the City Engineer). Street lights shall be placed along the ' west side of the road. 53. The developer shall construct an additional two lanes along Dougherty . Road where the existing curb and gutter have been installed for the • Arroyo Vista development across the Southern Pacific Railroad tracks. This section of road shall be complete prior to occupancy of 650 units. 1 54. The developer shall widen Amador Valley Boulevard to four lanes from the I entrance from Villages I and II to Dougherty Road. This project shall 1 be completed prior to occupancy of any of the units in the development. In addition, the median fronting this project shall be landscaped and '• double headed street lights shall be placed in this median. 55. The-applicant will install conduit for future signals at the main S project entrances to Villages IV through VII and at the Amador Valley Boulevard entrance to Villages I and li for possible future traffic signals. 56. The developer shall provide for the development of complete plans for the final improvement of Dougherty Road for the entire project frontage -- to its ulti' to design con_ig= ration. r.i - 57. The developer shall modify the site plan layout to provide bus t”,-nouts along the internal- street system, Dougherty Road, and J ador Va 1ley EOLleVard, the locations and design of which shall be subject- tO r v_e!r and approval by the City Engineer arid the local transit aL*tro t7. '; 58. The following changes in the circulation ation system s1-,11 be made in Vi 11?go _' VI. 1) the north—south streets serving Lots 1 through 27 shall be terminated in cul—de—sacs at the north ends of the streets; 2) the, cu — d_—sac at the vest end cf the street between Village VI and Village V 7 !fishall be mod' , tO a knuckle and lowered down the sloce', and "4) the emergency access to be provided at the north end of the site shall be designed for emergency access only, not for trough traffic. +' 59. The internal major collector loop streets shall be dedicat ed to the .�1 City. These streets include those which connect the Vill`ga and are -1 th main entrances to the p.of ect, and also include all streets i n =i Village VI. wo ' 60. Developer shall furnish and install signs St':-_' "Privet-3 Street" and j "Fire Access — Park in Designated Locations C`'l j t along all Private streets. Guest parking spaces shall be desixnated by sign paint C_ ..; equal. ';.J 61. Access from the Reserve Training Center just south of Amador Valley 1 Boulevard shall be relocate^_ to bedirectly 03tcs.te d.:ador Valley '._; Boulevard, and signal heads and phases shall be provided for t-"s .:1 ?n movement (subject to Army al 2:��.,�.._). . VISUAL RISOURCES • ``" 62. To the extent feasible, development shall provide for the incorporation of part of the creek corridor into the park area, to provide views ,,:1 uninterrupted by cyclone fencing (as determined.appropriate and feasible _ 1 by the City and the Alameda County Flood Control District):. . 15 , a • . , A landscaped buff ,�a\rea 15 feet 'aide shall be inc.. ,orated Into the north side of the a west street that divides Yi11a7"VI and YII. This buffer shall,,,; ;end from the,entrapce to the sit- family Pillage , , , , --' " and continue west to the end of this street. The butter shall be designed to screen off the single-family area from offsite views through the park, and to provide a transition between the single-family and - - multi-family areas. 64. Detailed planting plans developed for the park area within the CO5 foot corridor east of Dougherty Road shall accommodate long-distance views to the Dougherty Hills. 65. The following design criteria shall be reflected in the Site Development Review submittals for Villages I through Y for the Dougherty Road frontage strip adjoining the proposed sound-architectural wall: a) Total minimum width of the strip, as measured from face-of-curb to , • face-of-wall, shall be 19 feet, and shall be widened to 23 feat wherever feasible. Where grade differentials between the project area and the Dougherty Road frontage strip dictate, the sound- architectural wall may be located approximately at grade with the frontage strip (i.e. , not located atop a berm). The width of the frontage strip may be reduced to less then 19 feet where bus turnouts will be required. b) Four-foot minimum landscape strips on both sides of the sidewalk shall be utilized (as measured from the face-of-curb to the front edge of the sidewalk and between the rear edge of sidewalk and the face of the sound-architectural wall). c) The sidewalk shall be a minimum'of six fie_ in width and shall • -. . • meander both horizontally and vertically though the center 11- foot strip (minimum idth) that remains between the two m;-," landscape strips established above. d) `!'all design shall provide detailed architectural design cum both . sides OF the wall and shall utilize "pot-cuts" of.a mini-um depth of three feet, being regularly spaced along the well's e.^.tire . frontage. 66. The following design criteria shall be ram=l on- in the Site Development Review submittals for Villages - and IL for the .fader Vajle7 Bc 'r uleare str'cs adjoining the proposed perimeter fences or r-j ls. a') Total minimum width cf the strips, as ce_s'ured from face--o -curb to the fences or wall, shall be 15 feet, aid shall be ;::deed to 19 feet wherever feasi'^_le. . b) Three-foot minimum landscape strips en both sides of the sidewalk •• shall be ut41 . (as measured from the face-of-curb to t e front • . edge o the sidewalk and between the rear edge of sidewalk and the , face o= the perimeter fence or wall). . c) The pedestrian/bikeway path shall be a minimum vidth cf eight feet and shall meander beth horizontally and verticaliy through the fontage strips that remain between the two minimum landscape strips established above. The pedestria n(bikeway oath sl',,11 _ extend from Dougherty Read to the west side of the entrance to Villages I and II. From that point, the sidewalk shall be five feet in width on the north side of Amador Valley Boulevard and bicycle lanes shall be striped in the st-»' On the south side of Amador Valley Boulevard, the sidewalk shall be constructed tc conform with the planned sidewalk for the undeveloped phase of the Heritage Commons project. . ;A d) The fence or wall shall extend along the Village II frontage up to _t the outside of the fled control channel. _.. --15- .h • 67,. The sound-archite..cu."1 gall "along the Pillage II ...onta a shall extend westerly along the 'T -dor Valley Boulevard frontage f-''. ,e minimum .r distance necessary•..j provide,the required sound-attt.:action for .. • • • , , proposed Building Group 25. The sound-architectural wall along the - perimeter of Village I shall extend from the Dougherty Road frontage around the south and west side of the proposed convenience store parcel, ` • terminating at a point giving adequate separation from the Amador Palley Boulevard right-of-way to provide visibility along the street and into , the parking area for the proposed convenience store site. 68. The undeveloped area on ,the west side of the site shall be offered for dedication to the City or an appropriate public recreational district. Areas across the site which are not accepted for dedication shall be either included as part of a private lot or become part of the public street right-of-way, be included as part of the creek channel, be maintained as part of the proposed landscaping and lighting district, or be placed in a private homeowners' association. Row these areas are .to be distributed shall be subject to review and approval by the City Engineer. 69. Single family homes in Village VI at higher elevations shall be subject to architectural design guidelines requiring exterior colors and materials compatible with the scenic corridor, established and enforceable through project CC & Ps. - 70. Engineered slopes shall be contoured to blend into the natural topography and shall not, to the extent feasible, exceed 2.5:1 slot es. 71. Cleared open space areas shall be revegetated. Natural areas shall be enhanced by planting of oak, naturalized grasses, or other native vegetation. . 72. In Village VI, uniform, durable fencing.com.a:ible in design and - materials with the natural appearance of the hills shill be installed along the boundaries of all lots which are located cn or adjacent to graded slope areas. - - 73. Uniform tree plantings shall be installed and maintained on ail graded . slope areas adjacent to singe- ni]y lots in Vi lage VI. Aaarox-inat_'7 one tree at 350 square feet on slope area shall =b planted, Cr c alternate standard approved through the res ec:'_ve Site Deve_C __n... Review submittals. Tree species shall-be compatible kilt: na--7_ vegetation_ - . 74. All open space and landscaped areas no owned by individual single_ . lazily lot owners or within Villages lages shall be placed within a l:ghti n c and landscape special assessment district, or caintained b7 a Laster homeowners association. : ` 75. The Dougherty Road frontage width of the propose_ commercial s::e (orc:csed Lot :i 53) shall be increased to provide for an a pro xizate doubling of the ron-site paring to be developed. This chance shall be - one_al l y consistent with the revised site plan received for the c_ commercial site and Village I, dated received February 25, 19S6 (sec. Background Attachment il5). To accommodate the increase in the size o_ the commercial parcel, changes shall be made to the layout o_ building groups in the adjoining sections of Village I. The driveway to the ccr mer shall cial site along Amador Valley Boulevard be moved westerly to provide a wide_ separation between said driveway and the intersection cf Dougherty 'Road and Amador Valley Boulevard. Additional design + considerations involving the pedestrian walkway system, the gasoline pump island layout, the method of tying into the adjoining sound- architectural wall, etc. , shall be addressed in conjunction with the Site Development Review for this site.- Part of the submittal requirements for that subsequent submittal shall include information :3 documenting the anticipated parking requirements for the proposed • convenience store_ The findings of the Study shall be utilized in the V • •i • • • -17- • • _ • uizea min�murn blame uc tnc determination of .:.e req ;;amerciai szce: ` All. . ! I ', • '' ' overhead utilities,meting the project 'on Dougherty Jto.� shall be ergrounded,,., , ,,.,,•,.,,.: , __ :,•,,,,•.•••.,►.•s,r•%. .._ ,.__. ...,.. MISCELLANEOUS , 76. ,The project shall be constructed as approved. Minor modifications in : the design, .but not the use, may be approved by Staff. Any other change . will require Planning Commission approval through the Conditonal Use Permit review process or, depending on the magnitude of.the modification, submittal of a new Planned-Development Rezoning submittal. Changes to the proposed finished floor elevations and site grading for single family residential lots proposed in Village VI shall generally not exceed a maximum deviation of five feet from the pad elevations • indicated on the Revised Tentative Map and Development Plan, dated received December 12, 1985. . . - 77.• If occupancy within an individual Village is to occur in phases, all • physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Village Construction-Phased Occupancy Plan approved by the Planning Department. No individual unit shall be occupied until the adjoining area is • finished, safe, accessible, provided with all reasonable expected services and amenities, and completely separated from remaining additional construction activity. Any approved Village Ccnstructicn- Phased Occupancy Plan shall have sufficient cash deposits or other assurances to guarantee that the project and all associated improvements .shall be installed in a timely and satisfactory manner. At the request of the Planning Director, written acknowledgements of continuing -- construction activity shall be secured from the property ewers and any _ and all occupants or tenants for the portions of the Village to be -' occupied, and shall be filed with the Planning Department. Said ` acknowledgements for a subdivision shall be part of the se ., • documents between the developer and buyer. • 78. Prior to final inspection and occupancy of any units: A. Storm drainage facilities shall have been installed Zs aaprove_ by the City Engineer. B. Fire protection devices shall have beeninstalled be o e=able, and conform to the specifications of and inspections b, the Dublin San Ramon Services District Fire Department. 3 S C. Cable TV hcok-up shall be provided to each unit. D. As-built drawings showing the locations of all underground •1 utilities (water, storm and sanitary sewer, gas, electric, telephone and cable TV) shall be provided to the City. E. Street name signs, bearing such names es are approved be the •1 Planning Director, shall have been instilled. 79. Prior to occupancy of any unit, each phase of development (landscaping, irrigation, fencing and landscape lighting in accordance with approved landscape and erosion control plans) shall have been installed, or a bond or letter of credit for the landscaping, lighting, a?ourtenant structures, and irrigation s:staen shall be provided to the City. A statement from the project Landscape Architect tect shall certify that the landscaping has been installed in accordance with the plans and shall be submitted to the Building Official and Planning Director. 80. Should the project be phased: - ti • 1 A. The undeveloped area shall be maintained as.acceptable to the DSRSD - Fire Department and shall be kept free of trash and . debris. ' •, -18- ' •. g, A road sys�...•• of a dediZn aeterminc:u accepca„`.1"to the city ' ' Engineer and(/ Planning Department shall be i�_�lled. ri•,. ,i•, I•/,✓' •<L..•.•JH •. ,i ••, • iZ/ . . . . ••/•• ". „ -. C. Each phase shall be landscaped and developed such that should construction of subsequent phases be delayed, the constructed . phase(s) will appear as a completed project. 81, Should the units be initially occupied as apartment units, the following reports shall be filed with, and approved by, the City Engineer at the time the units are put up for individual sale. A. A report by a licensed roofing contractor certifying that the roofs of all the structures are in good condition and not likely , to be in need of replacement for at least 10 years. A reserve deposit may be established to cover the estimated prorated costs of roof replacement where replacement will be required prior to 10 years. E. A report by a professional Engineer attesting, to the extent reasonably feasible, that the structure of all buildings, pavements, storm draininage facilities, and the interior and exterior plumbing, electrical systems, and utility and mechanical equipment to be owned in common, or as par: of the individual condominiums, are in good and serviceable condition. . C. A report by a licensed painting contractor that paint throughout the project is in good condition and that the building e-,teriors - i ep int leastyears. es I should not require repainting for at five years. A reserve 3 deposit may be established to cover the estimated prorated costs ) for the repainting of the units.where repainting will be racu=red prior to a 5-year period. . D. A report by a licensed termite and pest control specialist Corti f yi ng that the strzctures are free of infestation and 6 1 damage cause_ by pests. structural ""^ 82. Should the units be initially occupied as apa `a_ t units, all clicances shall either be replaced with nisi units or the it real a p - either _t 4 b�u• oprovided with a cne-yew S parts and La_=a nt 'arantee en all 7_r5 �=^ • a;,';1iCanCes. . 83. T e c>veloper shall provide guarantees -that a - _izun cf la of the t mu i-family units in the pro ect shall be mom:: ii-ad as r-.^_y-=1 ur4ne ra veriOd of five years• The document Crc' c �� said ae=e�enent ;,sal l • for b subject to reviewand approval by the City Attorney. Such 107 shall ? be calculated, utilizing the r.unnar of Units in Villages ages i, TT, ITT, Iv, V and VII as a base (1019 prcpcsed units for a ce=-t_.ent cf 102 units • to the rental pCO_ l ). CC:renc_ng with the daze C= issuance of a.: ; Occupancy permit on the 102nd multi-family unit within Villages i { through V, the developer shall guarantee that a minimum cf 102 units t. _ }Jbe availablefor rentat alltines within the above �r'1 i=cues until sea-the Condition has been sate si=ec. This Ccnci.icr. may be met •' individually within any one Village, or collectively ever all the j affected Villages. bevelCoer as-aes that until the Condit;en has been satisfied, there shall be no conversion of ccdc_.:.in= units fez sale within Village V. 8!, Minimal dimensional criteria for dwelling units established en the single family residential lots in Village VI shall include the 0 following: j • 120-foot minimum;' subject t: review and avoroval by . A. Front yards - the Planning Director, nay'be varied from 1S to 22 feet to provide variety while generally maintaining Z the 20-foot average. • ; 1 . y -19- B. Side Yards 1. One story units • _ ^ - 5-foot minimum flat and us ' each side • ,,„, , ,,,,, 12-foot;minimum street sid. ''..,.eyard • • „ 2. ,Two story units , • -5-foot minimum flat and useable each side , -15-foot minimum street side sideyard C. Rear Yards - 20-foot mini-mum, to be generally flat and useable. D. Pad Areas - 45' x 95' minimum, with the '45' width measured from front setback line through to the rear of the lot. In addition to the above, the design of single family residential units developed shall provide for the maximum unit privacy through use of building layouts which maximize useable side and rear yard areas with offsets of windows and similar inter-building design considerations. The majority of the taro-story units shall observe an additional front yard setback requirement whereby the building face of the second story . shall observe a setback of an additional five feat + from the building face of the garage. Two-story units shall generally avoid use of shed- type roof designs, but rather shall generally utilize-roof designs which serve to mitigate possible visual impacts resulting from the height and proximity of two-story units. • During the Site Development Rev ew process, the developer may request r� and be granted modifications from the above mi.r in rear yard dimensional criteria in .individual situations where such modifications would add diversity to the project or privacy to individual units which, iz the discretion of the Planning Director, i_prcves the overall design. The builder shall maintain a n'' -gum of 1,CC0 were feet of flat and _ useable area within 80% of the rear yards and a nimum of COS square '" feet of flat and useable area within the remainder of the rear yards through the selection of appropriate houses to .fit individual lots. Additionally, the developer shall investigate the feasibility cf steepening cut and fill slopes to increase the useable pad area without • impacting the stability of the slope design. the purpose cf this Condition is to encourage the proper matching cf housing types to individual lots and adjusting grades to increase useable area, but is not intended to require a reduction in the number of lots d',:ring the • Site Development Review process. . 1�.c=ot as sp=•-,F•c- 11 7 mod-=i=" by the.bone listed design c it=ria, or as established elsewhere in the Conditions of Lpproval for t is project' t •he single f- ly residential lots developed w-_h:in Villages VI and ti I • . shall be subject to the Lguidelines of the R-1 Single Family Residential 4 • District; as regards both land use restrictions. and min'=,umf' um development criteria. • 85, To assure that adequate diversity of building architecture across the 1 t_oject as a whole will be provided, individual Villages, or groupings O ". - contiguous Villages (i.e., Villages II and !_I as a grcn_ng, a"d I villages IV and V as a grouping) shall be designed in a nvan er to allow: a lid them to st .alone lone with village-specific architectural I2-.tu'res (such '- as alternate types of rouging or siding materials, alternate use of cten 3 or enclosed stairwells, etc..). Detailed design review of project architecture shall be made at the time of submittal of the respective 1Site Development Review applications for each proposed Village. .Y 86. The minimum distances between buildings and building appurtenances in h the multi-f�-':ly Villages shall comply with the following criteria: • •y',• term t�rm "building wall" shall refer to the exterior side of building (with the exception of the enclosed entry containing heated space • -:. in the "E" type building). A. 20 feet between all building walls, with deviation from the . - '�, minimum separation subject to review and approval by the Planning 'r Director through the Site Development Review process, -to consider i . •• case-by-case reductions to 15 feet when:;, , •\ `• -•, R1/4 C,� � \�z• .,�1�,. �� '\ :\..:.\:'\. •ti\�\= •. \ "V.tin.. � v:, .� •.`t � ;:,'•;,.1..,. `. .: 1, The vise room windows are separated j a Aoimum distance ' of 40 f= measured perpendicularly•from Z!' sliding glass :.door. ` '•�r, ... , w-nw•: ., .. ,.. . 2. Living room to bedrooms are separated by 30 feet (measured perpendicularly from the sliding glass door). B. Building/roadway separations, 15 feet minimum, except building setbacks from Dougherty Road, Amador Valley Boulevard, and the first 100 feet of each leg of the loop roads from the intersection with Dougherty Road or Amador Valley Boulevard where a 20-foot ' minimum setback (measured from the rear face of the sound • architectural wall or perimeter fence along Dougherty Road or Amador Valley Boulevard ) shall be observed. The 20-foot minimum setback along the loop roads shall be from the face of curb or back of sidewalk, whichever is applicable. C. Patio/deck and deck/building wall separations - 15-foot minimum. D. Building walls and parking area separations - 10-foot minimum with a minimum of five feet of the width landscaped for screening or parking. . E. Building appurtenances to building appurtenance separations (including patios) - 10-foot minimum separation. Stairway landings may be closer than 10 feet where privacy is not compromised as approved by the Planning tirector through the Site Development Review process. 87. The two easterly cross streets in Village VI shall be terminated in -cul-de-sacs. The applicant's engineer shall investigate the feasibility • • of incorporating two additional cul-de-sacs, with emergency breakthrough vehicular access inter-connection between the two cul-de-sacs, along the most westerly proposed through street in Vl1ase VI (and subject to Staff review.of the Site Development Review.foi Village VI). • • 88. T_ aal e minimum width of the creek-side pedestrian walkway strip shall be 14 Ifeet (measured from face-of-curb.to the flood control maintenance f=_nce) for a'minimum of 50% of the strip's frontage-along Villages II through V. Subject to review and approval by the PlarnLtog Director, this width 1 may be reduced to a mini`_ width of 10 feet for the remainder of the' f_'enced _r. tage The pedestrian walkway strip shall incite. a 6- ! foot minimum width concrete walkway which, wherever feasible, shall . i meander within the creek-side walkway strip. The walkway shall also 1 maintain a four-foot landscaped setback from tune cub and the flood control fence where the width of the strip so allows. t 1 9 PASS22., APPROVED AND AIT cfl this 24th day cf March, 1986. 3 AYES: Ccuncii_e=hers Eegarty, Jeffery, Moffatt, i Vonhe and Mayor Snyder 5 - . NOES: None • a ABSENT: None . � r : tST: _ I City Clerk . . . '.: . • i•`1. .''• y.l 1 clYi'i,<,CA_ _.VC.,_ ..ch • ' i•Qr.\•-' • 1 ...a•.i; • 'y :i l�4w_11 �A...'-a:::,,,sN.L1xt\:iY��•1a: IC-7.al.)1'.r:=S1n5 ;Y ,0:,c .\:` :7 `'�: •i;; : �`�t ��.,.�,..w*wcnm_Gi...�nu�at�:�4C7r?.1:�'4:'::.�vT.:R . ..1. r;,rr • • ( r- (- BF-SMUT-IOU flO. 32-86 A RESOLUTION OF T L CITY COUNCIL OF THE CITY OF DUBLIN • APPROVING TE`ITATIY.g MAT:5511 CONCERNING PA 85-•041`2-VILLAGES AT ALAMO - RAFANELLI AND NAHAS PEAL ESTATE SITE DE7aOP 2r WEAS, Rafanelli and Nahzs Real Estate Development requests approval to subdivide 135+ acres of land in the northersternmost corner of the City into a 156 lot subdivision creating the following lotting pattern: Lots 1 through 145 - for the proposed single family residential lots; Lots 147 through 152 - being one lot for each respective proposed multiple family residential village (which are proposed for subsequent subdivision into residential condominium air-space units); Lot 153 - for the propose,' 9,CC0+ square foot commercial lot; and Lots 154 through 156 - for flood control right-of-way, Amador Valley Boulevard right-of-way and improvements, .the entry road right-of-way and improvements servicing Villages Vi and YII, and rough grading for the entire project; and 1q7EREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease or financing unless a,tentative map is acted upon, and a final map is approve^' -• - consistent with the Subdivision Map Act and- City of Dublin subdivision regulations; and WIE.gEA.S, the Planning Commission did revi w the proposed project at a series of public hearings beginning with a noticed public hearing on February 18, 1986, and concluding with a public hearing on March 17, 1986, at which time the Planning Commission adopted Resolution No. 86-015, sec dii c approval o= the Tentative Map request, PA 85-041.2; and WiTIXEAS, proper notice cf this request was given in all as required by law for the Plan- _ Commission hearnss and the Marc: 24, 1986, City Council public hearing; and WHEREAS, The Staffcr..,,Report was submitted recend ng the!' the a Tentative Map be approved subject to conditions prepared by Staf= and - S and reflected in Planning Commission Resolution No. 66-0__;;, WHEREAS, the City Council did hear and consider all said raocr_s and recommendations as herein above set forth; and • WrZ-REAc the City Council reversed the P =i:g Cc= ssic='s recommendation regarding the proposed residential product type and densit; of Village VI I, determining that the retention of the proposed Multiple ij•,,41v Residential, 12. 75_ c»elling units per Gross Residential Acre Development Standard for Village V_I, when considered in conjunction with the p:o csed 146-let Single Family Residential Development proposed in Village VI, was not in conflict with the City's Plan Policy Guidelines that calls for the avoidance of economic segregation by City sector, and specifically calls for some of the units approved in the subject property to be single family residential-detached; and WHEREAS: pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has beer. previously adopted for the Rezoning and Tentative Pap requests (City Council 'Resolution No. 30-86); and : WHEREAS,• the City Council finds that the proposed Tentative lap will not have a significant environmental impact; IT RESOLVED THAT THE City Council does hereby THEREFORE, E$.. find: 1. Tentative Map 5511, as modified, is consistent.with the intent of applicable subdivision regulations and City Zoninc and laLasrdin . i• e , " 2. Tentative Mapll, as modified, is consistent wl' the City's ' ' General Plan as they app to the subject property. r 3, Tentative Map 5511 will not result in the creation of significant environmental impacts. - - . - 4, Tentative Map 5511 will rot have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public. improvements. 7- 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically .satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities•. 6. The site is physically suitable for the proposed development in - that the design and improvements are consistent with those of similar existing 'residential developments which have proven to be satisfactory. 7. The request is appropriate for the subject property in torus of being compatible to existing land uses in the area, vile not overburden public services, and will facilitate the provision of housio2 of a type and cost that is desired, yet not 'readily available in the City of Dublin. t 8. General site considerations, including unit layout, open soaca, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. _. - , 9. This project will not cause serious public health probl3. in that . all necessary utilities are, or will be, required to be available and 2oni e, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTEER RESOLV that the City Council hereby approves Tentative Map 5511 — PA 85-041.2 subject to the conditions lister below: • CONDITIONS OF APPROVAL . Unless ot-h r*rise cze,--ifi.d the fol_O:_ns conditicns shalll be c-moli?r'. w=7-, Prior to the recordation o= the Final Map. Each item 13 snbiect t0 r 2•r?'a azo • _ .. approval by the Pl?^_::'nQ Depart unless Othew sa on `' GENERA PROVISIONS :" 1 Approval of Tentative Map is sub ject.to the subdivider seam=.£ final •,� approval from the Dublin City Council for the Planed Develotcent (PD) Ravening request covering the subject property. Any mcdifica:_cns to the project design approved by the Planned Development (PD) iceocni action shall supercede the design on the Tentative Map and shall be considered+as an approved modification on the Tentative Map. Site Development Review approval for the project s:=l' be secured prior to the recordation of the Final Map. Site Develczneat Review and Final u=p recordation may occur in phases. ARCHEOLOGY 2. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department tetified. If, in.the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect , them. • :i '• ‘ 3. The developer may request and secure a Grading Permit and commence • .,n. •construction of creek improvements following the_first reading of theY. _ Planned Development (PD) Ordinance. The developer may request and secure n Grading Permit for all of the mass grading of the subject ;,- property unpon the effective date of the Ordnance (subject to provision Fi —2— . M . ... •.• .,--�.--e-,ri• _ ^1_.lv, i Via• . ...� _ ,' of security agreemen/No ensure completion of gracing, •woaion control requirements and e(.,:onmental protection, or to retr-, .e site to an acceptable condition as deemed appropriate by the Cit.; SnZineer). q, -Prior to release by the City Council of the performance and labor and •, materials securities: . a. All improvements shall be installed as per the approved Improve- ment Plans and Specifications. b. All required landscaping along public streets shall be installed and established. . c. An as-built landscaping plan for landscaping along public streets ' prepared by a Landscape Architect; together with a declaration that the landscape installation is in conforuance with the • approved plans. d. The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground u face elevations, as- graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. • 2) A complete record, including location and elevation of all field density tests, and a s»mm'ry of all field and laboratory tests. 3) A declaration by the project Geologist or Soils Engineer __ • that all work was done in accordance with the reccmnin- dations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative cf the,Soils Engineer. 4) A declaration by the project Civil Engi eer cr Land Surveyor that the finished graded building pads are within_0.1 fe_ in elevation of those shown on the grading plan (or to any approved modified grades). i COVEtAVFS. COYDITICNS =.ND R=ST_'.ICFICNS 5. Covenants, Conditio ns and Rest=ic:ions (C.C. €R.`s) shall be fcr the multiple to i y-residential portions of this ` establishedeome mac. s shall development. the C.C. & R.`_ a_ be approved by the Planning Director pri or to the recordation-of t.e Final Map. i 1 The C.C. & R.'s shall be reviewed and approved by the City to assure I that: u . - vision for at leas: the maintenance_, in good a. There is adequate provision }_. s repair, of all cornonly owned faci e_, property and • p landscaping, including but not limited to open space, ce_.on parking had driveway areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, exterior of all 3 9 buildings, and drainage and erosion control improvements. 3 b. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. 1 An estimate of these costs shall be provided to each buyer prior to the time of purchase. c. The Association shall keep the City Flaa._ng Department informed of the current name, address and phone number of the Association's . ' official representative. d. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair.of storm drain•lines, are the-- ' obligations of the Homeowners' Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. i� , ,, ': ':qr =te : ,.t 1\ \ ,. \ r e, Each buyer Ya t''bign an acknowledgement that ne hp-..read the , Constitution r% Bylaws of the,Homeownera' Assoraa on and the Conditions, G-Tenants and Restrictioni applying ;`) the development. f. The Homeowners' Association shall contract with, or be advised (as -_ to how to handle maintenance operations) by, a professional • management firm. g. Parking of recreational vehicles or boats shall be prohibited, except in designated recreational vehicle parking spaces. h. The C.C. L R.'s shall prohibit the use of guest parking areas by • project residents. i. The C.C. &. P--'s shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for mainentance of private vehicle access ways and utility trenches in public utility easements. They shall further be void of any mention of future dedication of the access way to the City as a public street. j. Restrict the recoloring, refinishing, or alteration of zny part of the exterior or any building until the Owner or Declarant first obtains approval frcm the related City of Dublin Departs=ants. DRAINAGE • 6. Roof drains shall be tied into the storm drain system in a manner - - approved by the City Engineer. - 7. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance-and reduce potential blockage. • DEBRIS 8- Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can to arranged. The developer shall be respon<=h e for corrective measures at no expense to the City of Dublin. 9. The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, ma- =Zs and debris,-and clean-up shall be made during the contructien period, as determined by the City En<ineer- EAS'c:`ENTS 10. 'Where the subdivider does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original conies of the easements and/cr rights-of-entry shall be in written form • and shall be furnished to the City Engineer. 11. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to the grading and improvement plan. These easements shall alley for practical vehicular and utility service access for all lots. • 12. The developer shall be responsible for the develccraent and recordation • of an appropriate agreement (subject to review and approval by the City Attorney) which assures prevision of the vehiclular/ pedestrian/bicycle •cross access, where such access facilities are common to more than one Village- 13. Public utility easements shall be established for the electric distribution system and to provide for lines for the Telephone Company. y , FIRE 14. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all • r; \ . . ' • requirements of the/'Mplicable provisions of the StandakSpecifications ' of Dublin San Ramo!-„rvices District. All such wort- be subject to the joint field.innyection•of•the•City Engineez•and -Jlin San Ramon Services District. - FRONTAGE IMPROVEMENTS •, --- -. _ • 15. ' Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on�he existing paving, if _, necessary, from a structural or grade continuity standpoint. GRADING 16. Prior to commencement of construction of any structures, site grading shall conform with the recommendations of the project Soils Engineer, to . the satisfaction of the City Engineer. A declaration by the Soils Engineer that he has supervised grading and that such conformance has occurred shall be submitted. 17. Prior to final preparation of the subgrade and placement of base . materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines shall be installed in a manner • which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. 18. Grading shall be completed in compliance with the construction grading plans and recommendations of the project Soils Engineer and/or . Engineering Geologist, and the approved erosion and sedimentation _ control plan, and shall be done under the supervision of the project Soils Engineer and/or Engineering Geologist, who shall, upon its ' completion, submit a declaration to the City Emoi,eer that all work'was. done in accordance with the recccmendations contained in the soils and geologic investigation reports and the approved plans and specific=- tions. Inspections that will satisfy grading plan requirements shall be • arranged with the City Engineer. 19. Any grading on adjacent properties will revue s:tten approval of those property c• ers a`=e�'e^• 20. Where soil or geologic conditions encountered in grading operations are a different frca that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recec_erdations j contained in the original soil investigation, a revised soil or geologic. report shall be submitted for review by.the City Engineer. It _hall be accompanied by an engineering and geological erion as to the safety of 7 the site from hazards of land _slippage, erosi_cc, settlement and seismic activity. •x `t 21. The developer and/or his representatives shall notify the State Department of Fish and Game, P.O. Box 47, Ycuntviile, California 94599> of any construction activity proposed in conj`ction with this project that may affect Alamo Creek in accordance wit Sections 1601 and 1602 of a the Fish and Game Code. A Streanbed Alteration Agreement shall be Y. secured by the developer from the Department of Fish and Gaye. ! ._, HANDICAPFED ACCESS s r� `r`. 22. Handicapped ramps and parking shall be provided as required by the State ti. of California Title 24. • y; . IMPROVVT PLANS, AGREEMENTS AND SECURITIES_ • • :Al .ili 23. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in • ' r* • accordance with approved standards and/or plans. ' 24. Friorito filing for building permits;precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on- and off-site) and erosion and sedimentation control shall be submitted and subject to the approval of the City Engineer. ti ', , 5 �, \ a a • 5. The subdivider shah„4nter into an Improvement Agreemen pith the City • for all public imp- ments. Complete improvement p7 specifications • • '•'•' "'and'calculations s. .11: be''hubmitted'to;"ad'd•"revirJoc`%,'the'City °'•" ,,t Engineer and other,affected agencies having jurisdiction over public - - , improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and:yropOSed improvements - along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 1007. of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50K of the construction costs, shall be submitted to,.and approved by,-fhe City and affected agencies • having jurisdiction over public improvements, prior to execution of the Improvement Agreement. PARK DEDICATION 26. Parkland shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of Building Permits or prior to'recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The parkland dedication required is approximately 10.485 acres (0.009 acres/dwelling units x number of dwelling units). The subdivider/developer shall receive 5.0 acres of credit for the parkland dedication. .The subdivider/developer shall provide certain improvements to.the dedicated parkland. The dedicated parkland and associated improvements shall satisfy the developer's total park dedication requirement. The • ; improvements shall be installed to the City's satisfaction within 30 '• months of the recordation of the Final Map or issuance of Building Permits. The items to be prcvi-des shall be as specified in the • Compromise Park Proposal portion of the Memorandum from the City Manager -- - - to the City Council regarding Villages Development Park Dedication Proposal dated March 20, 19E6, as revised and adopted by the City 74 Council. - STREETS - • • r 1 27. ' The minimum uniform gradient c= streets "shall be 0.51-and lI ca parking • areas,.and 21 on soil drainage. The street surfacing shall be asphalt concrete paving. The City Engineer shall review the project's Soils Ensineer's structural design. The subdivider shall, at his sole ii expense, make tests of the soil over which the surfacing and base is to • s be constructed and furnish the test reports to the City Engineer. Tn. li subdivider's Soils Engineer shall determine a preliminary structural des;n of the road bed. ��_: rcegh grading ha_been completed •3 , • .x the:n developer shall have soil tests performed to deterine the f-' design :: of the road bed and parking areas. 'd 28. An encroachment permit shall be secured•from the City Engineer for any' .,; , .il work done within the public right-of-way of . 'dcr Valley Boulevard and 5 Dougherty Road where this work is not covered under the improvement .l plans. - - - r 3 UTILITIES 29. Electrical, gas, telephone, and Cable TV services, shall be provided si underground to each lot or building in accordance with the City policies `s and existing ordinances. All utilities shall be located and provided :• within public utility easements, sized to meet utility ccnpa,^.y ;h, standards, or in public streets. •;" :.S 30. Prior to filing of the grading and improvement plans, the developer i1 shall furnish the City Engineer with a letter from Dublin San Bacon :'; Services District (DSRSD) stating that the District has agreed to • :::„1 furnish water and sewer service to the-development. • `. 31. Secure DSRSD agreement to maintain the on-site sanitary sewer collection • system excluding individual laterals. The system shall be•designed as t acceptable to DSRSD. ; k ...--ea-:c...r. ..;'w'rl F.:n?..;w..:.....L*:..3.a.r:l,.�N ,\S :,:w•1..,..:+.�:r.�aWr_..1�1.,n A e..5,vim, i. 32,•• All utilities to and/'thin the project shall be undergravnd►.d. 33. Prior to final pzep,..ation'of'the'subgrade and places. ;[ of beat materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines. Public utilities and sanitary sewers shall be installed in a manner which will not disturb -- - the street pavement, curb, and gutter when future service connections or extensions are made. • WATER 34. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the Distict, and will be subject to field inspection by the District. 35. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted at 443 93C0 for additional information. 36. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the stop drain relative to the sewer lines. _- _ b. The location of the sewer tan-holes. They shall be in parking or street areas accessible by District c. Dedication of sewer lines. d. Location and design of the water system-values. MISCELLANEOUS - 37. Copies of the project plans, �indicating all lots, sheets and draiha__ facilities, shall also be submitted at 1" = 4C0-It. scale, and • 1" = ZOO-ft. scale for City = purposes. 38. • Maintenance of cannon areas including ornamental landscaping, graaec slopes, erosi_cc control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during constructicn stages, and until final improvements are accepted by the City, and the performance guarantee required is released ; the-eafter, maintenance shall be tiethe.resonsibility of a Ecceo.:ers' 'i Association, which automatically collects maintenance assessments frca each owner and `<es the a«'«'ats a personal obligation of each owner hh�= • and a lien against the assessed property. R = 39. There shall be compliance with DSRSD Fire Depart=eat requ_-_.pats, Flood District requirements, and Public Worksrequirements. Written statements frca each agency approving the plans over which it has jurisdiction shall be subm' ^ to the Planning Department prier to issuance of Building Permits en lots of the subdivision or the installation of any improvements related to this project. 40. Unit address information and directories shall be provided to the satisfaction of the DSRSD - Fire Department, Postal Services, and Dublin Planning Department. ' 41. Install street light standards and luminaries of the design, spacing and locations approved by the City Engineer. Ai 42. The subdivider shall furnish and install street name signs,•in accordance with the standards of the City of Dublin, bearing such names .A as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City building • Official. -- ..•)a,. • ,,,-,/,•,•,d /•'•/ 44 ,,,•. • -- • ., ''q',. , ,. /•cr, „.•••:. , /i/ . ..:� ,.. ,/' • Street trees, of at 'st a 15-gallon 'size;`'aha11 be p1�+ated along. ,the ��' ter. �3,•� ' street frontages. -es shall be planted in "accordanst 4.th a planting J,`;.:: "varieties and locations,'approv. " by ,the Planning - , ;, ... ,,.,. ,. 1an;� including try_ • , . p Director. , Tree' planted within,'or •adjacent to, .sidewalks or^curbs ;xr;�4 shall be provided with root shields: . ' "-•,,, ,�-1 • - 44. A current title report and copies of the,recorded deeds of all parties , having any record title interest in the property.to be developed and, if 'i.:"''- necessary, copies of deeds for adjoining properties and easements ' • ,. , thereto, shall be submitted at the time of submission 'of.the grading.and improvementplans to the City Engineer. . ,; N '". ._ •`• ` ' % f•,•, ..,::,r..:,'= • ' 45. Any relocation of improve'nents•�or,public facilities�'shall beet%- ; 'J.:1, ;; -:= expense to.the Cit " ;:-::y;- :. - ' , .. accomplished at no y::..', • %=,.. _?.;�,.. ;: !::; . • = • • ' • . • .. ,•f•' r ��:':�..,.. _ ... • 46. Prior to filing of a condominium plan on Villages I," II,`,11I,'IY, Y or , • VII,, or offering a condominium unit for.sale, the developer shall have .: completed the following: • - A. Recordation of the master tract final map subdividing the • •: individual Villages into separate parcels. • . B. Completion and acceptance by the City of all public streets • serving the Village to be offered for sale. . : C. Completion and final acceptance as complete by the City of all . • construction within the Village to be offered for sale, including i. buildings, streets, parking and landscaping. 47. Should the developer wish to file a master Tract Hip separating the - Villages, all ofi site work sraLl be guaranteed and constructed as part _ of the agreement for this Tract. In addition, all streets necessary to keep from land-docking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision;Agreement. - '+ PASSED, APPROVE. AND ADOPTED this 24th day of March, 1986. AYES: Councilmembers Begarty, Jeffery, Moffatt, _ Vonheeder and Mayor Snyder NOES: None _ - A,BSEi('i': None . .' • - �► --r--� -c� `' • Maydr . �' _� A•.. r cT`2 i . . . ... • ... -,,_ ,./Qc 1 -,..-- _ r.,•_____ . • .., �`.c City Clerk `\ -P _'y ;3 y .-V t. 1 • s1 V .,a , • ;•`d • • r tel . • • •a • Rafanelli and Nahas Real Estate Development July 22, 1988 Mr. Lee Thompson W. Larry Tong City of Dublin P. O. Box 2340 IRC IEIVED Dublin, CA 94568 AUG 9 Q 1oQ3 RE: Conditions of Approval 1:sU8LI1j pN1NG Tract 5511 and Cotton Wood, Village II Dear Lee and Larry; • As we discussed, we are in need of flexibility in a few of the conditions of approval of Tract 5511 and Cotton Wood as follows: Tract 5511, PA85-041.1 Condition 46C This condition provides that a signal shall be installed at Amador Valley Boulevard and Dougherty Road, and put into operation prior to the occupancy of more than 300 units within the overall project. As you know, we have been working hard to obtain an approved design on the signal. My letter of April 25, 1988 details the process. I am pleased to advise you that we now have an approved set of plans, our contractor intends to start construction on Monday, July 25, the on-site concrete and underground should be completed by August 1st, and installation of poles and electrical equipment is scheduled to be completed by the 1st of October. The City is holding a Faithful Performance Bond in the full amount required to construct this signal. We are now ready for the issuance of occupancy permits on all of the units at Cotton Wood. That project, together with Village VI, will bring the total number of potentially occupiable units to almost 400. In order that these occupancy permits can be issued, we are requesting a modification on this provision to allow us until December 31, 1988, to complete the installation of this signal. Condition 53 We are required under Condition 53 to complete the two lanes southbourxi on Dougherty Road from Amador Valley Boulevard across the railroad tracks. We have completed the improvement plans for this and I believe they are in final stages of review and approval by the City. Completion of this road has been held up by the difficulty of accommodating and/or removing existing utility services. When this condition was agreed to, it was understood that the overhead utilities would remain in the median and that the transformer system from Cantu r If, . 3}, 20211 Pt• bRIVE SUITE ?1S,CASTRO VALLEY• CA 94546 (415)537-048L4 1,tt.t,,,-- - ,, 4,, r r:j Mr. Lee Thompson 1 Tyr 4 M•. Larry Tong July 22, 1988 �yf Page Two prior to our commencing construction. The f Parks would be removed system has been scheduled and rescheduled for the past two As removal of the ream. sof today, it remains in place. Our survey years of the utility poles has indicated that numerous adjustments in pole locations will be required to accommodate the street improvements rich we are obligated to install. The utility companies have taken the have no obligation ion to relocate at their expense b position that they red project. While I disagree because this is a developer-sponsored construction of thrse strongly with this because the City commenced street improvement years ago with their own funds, it is clear that if the City does not feel it has a strong legal position, the E companies will not bear the expense of relocation. We have therefore { done an extensive analysis on ways to adjust the existing facilities so that we can complete the street. This �their work will wdll have to �haroeiewed to be and approved by the utility companies, funded and completed prior to commencement of our construction. We are pushing ahead as rapidly as possible to alter the plans and obtain their approvals. However, we have very little control over the activities of Camp Parks and the utility companies in clearing this right-of-way so that we can complete our work. We do not anticipate requesting occupancy permits for over 650 units until mid-1989. However, given the difficulties of approvals and the uncertainty of weather, we are concerned that we may not be able to meet this condition. We are, therefore, requesting that this Condition be modified to provide that the road be completed within 180 days of removal of utility services. Cotton Wood, Village II, PA86-127, Site Development Review Conditions 37, 39 and 43 These Conditions all relate to the completion of landscaping within the creek channel and along Wildwood Road. Condition 37 provides that the 1 landscaping on the west side of Wildwood Road be completed on or before October 31, 1987. Condition 39 provides that all landscaping in the creek be completed prior to the issuance of e 124th occupancy permit for Village II. Condition 43 provides that trees be planted 124 below ! Village VI and within the creek right-of-way priorIk permit in Village II. occupancy Pe 1 are contained on the set of drawings entitled i Alamo Creek Landscaping. All of these improvements These drawings were completed and submitted to the City, Zone 7 and Fish and Game last tffall. The first88. roundWe of approvals on the plans were completedFebruary en redrew the plans to respond to the comments and have resubmitted to the agencies. As of today, we have received back the City's comments and are in the process of modifying the plans accordingly• We received further comments yet from Zone 7. I remain optimistic that we Mt. Lee Thompson � Mi . T Lai ry Tong July 22, 1988 Pe Three can complete this creek landscaping by the end of this year. I would like to request that Conditions 37, 39 and 43 be modified to provide for completion by December 31, 1988. As you know, Willow Creek is a complex project. The Tentative Map for Willow Creek and site development approval for Village II had a total of 183 conditions. These five conditions for which we are requesting modifications involved a complex approval procedure. In addition to the City, we are dealing with the Department of Fish and Game, Alameda County Zane 7, the Corps of Engineers, the Department of the Army, P.G.&E. and Pacific Telephone. Each of these agencies has its own requirements, concerns and review procedures. Things have taken longer than we had expected. In the event this does have to go before the Planning Commission or City Council, I would very much appreciate your scheduling it at the earliest possible date. Cordially, Ronald C. Nahas RCTT/ds cc: Rich Ambrose Mark Rafanelli Roy Gillette •'#. Rafanelli and Nahas Real Estate Development August 24 , 1988 Tarry Tone! Planning Director City of Dublin P. U. Box 2340 Dublin, CA 94568 Dear Tarry: It is my understanding from your office that we need to extend the tentative map for Tract 5511, because the City ordinance provides a 2-1/2 year timeline on tentative maps. As you know, the tentative map for this project was approved in April of 1986. The final map for Tract 5511 was filed in September of 1986. Since then, additional final maps have been filed on Lots 147, 149 and 150. Additionally, a final tercel man was filed on Lot 146, dividing it into two parcels. We would like to request a two year extension on the tenative map for Lots A and B of Parcel Map 5353, as well as Lot 148 of Tract 5511. My review of our original time schedule dated February 27, 1986, indicates that the project is moving along in accordance with our original projections. We had projected at that time that we would have five of the seven villages under construction by the end of 1988. We anticipate that that will be the case. We also indicated that the last project would be under construction in 1990. That still appears to be a reasonable target and, therefore, would require a two year extension of the tentative map for these parcels. Please let me know what, if any, additional action needs to be taken on our part to commence this process of obtaining the extension. I have enclosed the necessary 835 filing fee. Cordially, Ronald C. Nahas Enclosure RCN/ds cc: Trudy Ryan,---- yan,- -C V Mark Rafanelli AUG n ^bUsii , b L • 1 # j l� 20211 PATIO DRIVE, SUITE 215, CASTRO VALLEY,CA 9454(i (415)537.0486 - i . /1f! p,,(55 C51n pl r "p•Ep/CQ�rrIV II ` K7SItC:Btl S".i'GltYxii38> �t,i�t is t L10.3.,1.1“. 68%1SSYYI ii 47, r� ; Yxesyoawp"xux6xsrsizc / 1-3 y S8:9CII8:8x::868:i LB& 6 , `I s 4 k s r yy Y:�SYYS 'k` L h i 88=8858 t yp 4 1 y3' i 3:01.8888' no < 30 x v uxS6xe : 86888885 o pp n• it L gay n i %BC.".:ri 1 0 08 kaksiaaa i � ' r EgS:7C: g : F F ; : $9oe:c P. i 'A' Wu r ryQ • P A r fri1 ` f a 7:'SS3 a n r o a \i • ` n r L y ; 1'0 DRIVE N I • iJ ; 4[4Mo CREEK_ o - + a i 1 A ^ ^ fP , D^ : 18 CC _ ssi A - a"0a ° Goa � r} ; r s j . . . .. o o pp % p r r r r! N,a R m S 1 10_—.._______--_ r r fir" x • w y 74 xa ,p a ',: E. 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DUBLIN �'Zr' <I III I 4) ATTACHMENT SCE SI ILET _Ili \Y.f AA --:::. .,,,,,,::' _____ -1..___......„„_„..-riltr: -- i);‘,1,_', - .... '6 \,........\...\.....„... 0 ' ,,,,', ,, \\'.),i,,,%. .:,, -:,----:::1-------1 ,..40'4 !--- 'L r. ' 21 ' \ '\x\'' -4-1--\ -, 1: jT 1'- y' , 1 1, • _______ -_ I N .a'P ,, N sa,, `++ o -+ 0 0 C C. * ,, 1....:::Ks....2v we J`$ I Z ;m \ \ ,0 e7b cr N ; r VIis ; 0 \" i II/ c Avv` i '. i \ of /a-` 1 I _ `l/ Illiz ,9� D<i— 1I > - '� .N.,.,?.7);., "' I I 0 c N r am■ 0.0= \ ,a •� Z i-------' r 1 i , 1 1 f , .-0 , \ -,:i__7-1 ' �N 1.0.10 1 1. • I A T O C +� A 8g-ty91 _ 4t1! IIIIIII%1IIIII,,,,"",, . "1, ,A`` \ Vggnrillipt v ieees 1 4 ��I vc� .(.1-...7/02-22./ nlwv";, -. K 0)R.E :::: $iril 0 \ � I lip 7 • `, 'Itl3w0P00 r ea I D D 17, ''‘` g E r.595,000 1l. (n - n".7. , PREPARED FOR PREPARED BY _ _P EMG(NLENING A PART OF T H C m IN o 40 CITY OF SANTINA & NING ZONING MAP —+ m =. DNiUL1N 1. 4}m a O DUBLIN �,J.. THOMPSON INC, w c 11 IE CITY Y OF • r DUBLIN VI _ ___ r n y Z IOCO Oak(:.n,+Xnnd.("neon!.CNllu.nl. 99518 IMILI IN CALIFORNIA CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 21, 1988 TO: Planning Commission FROM: Planning Staff g� SUBJECT: PA 87-031 East Dublin General Plan Amendment/Specific Plan Studies and Environmental Impact Report. Review of the Administrative Draft Goals, Policies and Objectives of the East Dublin General Plan Amendment Study GENERAL INFORMATION: The review of the administrative draft goals, policies and objectives of the East Dublin General Plan Amendment Study was originally scheduled for the November 21, 1988 Planning Commission Meeting. However, Staff determined that before any such public review occurs, a thorough in-house review (by all City departments) must take place first. Therefore, Staff recommends that the Commission continue this review session to their next regularly scheduled meeting of December 5, 1988. This will give all City departments an opportunity to review the document and have revisions made to it by the consultants, prior to public review. The public will be re-notified concerning the December 5, 1988 Planning Commission review session. The City Council will review the administrative draft goals, policies and objectives sometime in mid to late December, after the Commission has completed their review. The Commission, as well as the public will receive notification of when the Council review will take place. RECOMMENDATION: Staff recommends that the Planning Commission continue the review of the administrative draft goals, policies and objectives of the East Dublin General Plan Amendment Study to their next regularly scheduled meeting of December 5, 1988. COPIES TO: Applicant Owner ITEM NO. —1. I File PA 87-031