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HomeMy WebLinkAbout09-18-1989PC Agenda AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:30 p.m. 7606 Amador Valley Blvd., Meeting Room September 18, 1989 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 - September 5, 1989 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 89-098 Eleanor's Daycare Conditional Use Permit request to re-establish a daycare facility for up to 34 children located at 7890 Oxbow Lane 8.2 PA 89-097 Dublin Meadows Conditional Use Permit and Site Development Review request to modify existing conditions of approval for PA 88-009 Heritage Commons (206 apartment/condominium units) located south of Amador Valley Boulevard/south and east of Stagecoach Drive 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) 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 7:30 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. CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: September 18, 1989 TO: Planning Commission FROM: Planning Staff 7� REPORT PREPARED BY: Laura Hoffmeister, Associate Planner �� SUBJECT: PA 89-098 Eleanor's Daycare Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit to re-establish a daycare facility for up to 34 children APPLICANT: Eleanor A. Todd 655 Abrigo Court San Ramon, CA 94583 PROPERTY OWNER: J. B. and Veena Kinhal 1251 S. Meadow Lane #145 Colton, CA 92324 LOCATION: 7890 Oxbow Lane ASSESSOR PARCEL NUMBER: 941-172-50 PARCEL SIZE: 6600+ square feet GENERAL PLAN DESIGNATION: Single-Family Residential (.9 - 6.0 units/acre) EXISTING ZONING AND LAND USE: R-1-B-E (Single-Family Combining District) SURROUNDING LAND USE AND ZONING: North: Single-Family Residential (R-1-B-E) South: Office and Vacant (C-0, Commercial Office) East : Single-Family Residential (R-1-B-E) West : Single-Family Residential (R-1-B-E) ZONING HISTORY: January 28, 1973 - Alameda County approved a Conditional Use Permit to allow a preschool for 30 children. Building permits were issued allowing the garage conversion and interior modification necessary for the daycare use. June 18, 1975 - Alameda County approved Conditional Use Permit to allow the continued operation of a preschool now for up to 34 children. October 29, 1980 - Alameda County approved a Conditional Use Permit to allow the continued operation of a preschool for 34 children. August 5, 1985 - Dublin Planning Commission approved a Conditional Use Permit (PA 85-058) to allow the continued operation of a daycare for up to 34 children. This permit expired on August 5, 1988. August 25, 1988 - Conditional Use Permit request (PA 88-088) submitted to consider continued operation of daycare facility for 34 children. COPIES TO: Applicant Owner ITEM NO. S. File PA 89-098 January 23, 1989 - Conditional Use Permit request (PA 88-088) withdrawn by Applicant. Applicant withdrew request upon notification by State that the required State Community Care License could not be issued to this Applicant for a large daycare. Applicant/Operator reduced operation to six children. March 6, 1989 - Conditional Use Permit request (PA 89-007) submitted to consider re-establishment of a daycare operation of up to 34 children. April 3, 1989 - Planning Commission continued consideration of PA 89-007 indefinitely as Applicant had contacted Staff and gave verbal statement of withdrawal. April 28, 1989 - Planning Staff closed out PA 89-007 as Applicant had notified the City that they were no longer interested in pursuing the project. APPLICABLE REGULATIONS: Section 8-26.3 of the Zoning Ordinance requires that a Conditional Use Permit be obtained from the Planning Commission for the establishment of a Community Facility, which includes daycare centers when proposed within a single-family zone. Section 8-63.0, 8-63.4, 8-63.17 of the Zoning Ordinance requires that a single-family home have two parking spaces; that spaces cannot occupy a front yard and that required parking shall be provided and maintenance when a use is established and/or the building is structurally altered. 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: Categorically Exempt, Class 1, Section 15101 - Minor alteration of an existing private structure involving no or negligible expansion of use beyond that previously existing (single-family residence used as a daycare facility) NOTIFICATION: Public Notice of the September 18, 1989, hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. -2- ANALYSIS: Eleanor's Daycare is applying for a Conditional Use Permit to allow the re-establishment of a daycare facility for a maximum of 34 children at 7890 Oxbow Lane. The Applicant's proposal would involve care of 2 to 5 year-olds during the weekdays from 7:00 a.m. to 6:00 p.m. Alameda County originally approved a daycare center at this site in 1973 and was subsequently extended in June 1986 and October 1980 (permit expired in 1985). The City approved a three-year Conditional Use Permit in October 1985. A previous request to this permit was withdrawn when the Applicant was unable to obtain a State license. The Applicant's operational hours and set up would be similar to the previous operator's. Staff has reviewed the City records for the previous daycare operations. During the previous operations no complaints were received. Staff has noted though that the garage was converted without submittal of building permits or the bond the City requires to offset cost of reconversion the garage after the daycare use has ceased. Staff inspection of the site has revealed that the yard maintenance has been severely neglected and most of the landscaping has died. Staff has discussed with the Applicant reestablishing the yard landscaping. The Applicant has indicated a willingness to improve the landscape conditions relating to yard improvement and it has been included in the draft resolution. A zoning violation occurred when the last operator continued care for more than 6 children after withdrawal of the City application. After being contacted by the City's Zoning Investigator, the previous operator reduced the daycare to six children, therefore was not subject to further City regulations. Since there have been problems in daycare operations at this location, Staff is recommending that this use permit be approved with a one-year probationary period and up to a two-year extension by the Planning Director if the appropriate findings and conditions continue to be met. The Applicant has obtained review and verification from the City Building Department that the building complies with applicable codes. City Staff has also contacted the State Department of Social Services and verified that the Applicant's license request is acceptable and being processed for approval. As the Planning Commission is aware from previous applications, there appears to be a tremendous need for daycare facilities in this area. Staff recommends the Planning Commission approve the application on the basis of the need and the absence of any apparent problems, subject to the recommended conditions listed in the draft resolution. 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 regarding the Conditional Use Permit PA 89-098, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution (Exhibit A) approving Conditional Use Permit PA 89-098. -3- ATTACHMENTS: Exhibit A: Resolution approving Conditional Use Permit PA 89-098 Exhibit B: Site Plan Exhibit C: Floor Plan Background Attachments: Attachment 1: Location Map Attachment 2: Applicant's Statement Attachment 3: City of Dublin's Home Daycare/Preschool Standards -4- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 89-098 ELEANOR'S DAYCARE CONDITIONAL USE PERMIT TO ALLOW THE RE- ESTABLISHMENT OF A DAYCARE AT 7890 OXBOW LANE WHEREAS, Eleanor A. Todd filed an application for a Conditional Use Permit to allow the re-establishment of a daycare for a maximum of 34 children; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hold a public hearing on said application on September 18, 1989; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and has been found to be categorically exempt; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the proposed land use is conditionally approved and appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public facilities. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: a. The use is required by the public need because both single and married parents who work need daycare facilities. b. The use will be properly related to other land uses, transportation and service facilities in the vicinity as daytime activities will be commensurate with the present use of properties in the neighborhood. c. The use, 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, including issuance of State license prior to operation commencing. 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 lcoated, as a daycare facility is consistent with the chararcter of the residential district. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve said application as shown by the attached materials labeled Exhibit B and C and on file with the Dublin Planning Department subject to the following conditions: 1. Prior to any operation of a daycare of more than six (6) children, the Applicant shall submit to the Planning Department copies of all applicable State licenses and permit to operate a daycare/preschool. 2. The daycare shall be limited to a maximum of 34 children. 3. The daycare operator shall on an annual basis, at a minimum, make the necessary arrangements to have the Dublin Police Services Child Abuse Program or an equivalent program, presented to the children involved with this daycare and the Staff. EXHIBIT A g1' 4. School noise shall be controlled so as not to create a nuisance to the adjoining residential neighborhood. Hours shall be 7:00 a.m. to 6:00 p.m. No outside activities are to occur until after 8:00 a.m. 5. Any sign(s) advertising the daycare that are non-conforming shall be removed. 6. The driveway shall be kept clear to accommodate vehicles dropping off and picking up children attending the facility. 7. The Applicant shall arrange with the Building Department for an inspection to verify that construction modifications, use and occupancy comply with applicable building codes. 8. No modifications to the site or exterior portion of the structure shall be done prior to the review and approval by City, State, and State Department of Social Services. 9. The Applicant shall comply with the City of Dublin Home Daycare/Preschool Standards (Attachment 3) including submittal of bond for garage conversion. 10. This permit shall be valid for a probationary period of one (1) year, ending on September 28, 1990. The approval period for the Conditional Use Permit may be extended up to two (2) additional years by the Planning Director upon the Director's determination that the operation during the probationary period has been satisfactory and the Conditions of Approval remain adequate to assure that the stated findings will continue to be met. 11. Prior to opening as a daycare, the operator shall submit a copy of the State Department of Social Services License Permit for such an operation. 12. The Applicant shall improve the exterior landscape site conditions. Specifically, the front yard area shall be replanted with live plant materials. Yard landscape improvements shall be made within 60 days of permit effective approval date. 13. This permit shall be revocable for cause in accordance with Section 8- 90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 18th day of September, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- LeT iJy'••• eN.o a 0 00 0 C0 0 0 0 t-T•.' -�-, 0 J- 0 0 0 0 0 Id w+.t hem' A.C- r I`r 05 V' t•.MJ • • 0 : 4 • . Jahn ° .. 1 1' Y l', co,,I,Pw1 A^r 7 �. in.... •F i" psf.: i Ty el • A w y 1, 2 few.. 7' Idl h.... a -1 A/: i1 Y tY h I1. ' 1 I -44 S. s f M 7''1 ftil•f.. r<w.. 1 1 'I _i• ,, WO o a bar+ l. nc �.' y -., RECEIVED . AUG 011989 % DUBLIN PLANNING 1 `: 0,°6ew Lsne Wit s^°i/t silt.;.,:s„.*„....... 3000000 0 0<--T--,.O v 0 0 0 0 0 Cow yA,e/' • 5 ! P P V- `may • I-7,1 Ff`�h D eim`"�P ''� 1 C.....1 0f/tip c.Tr sPd"It �0 S• UI.�IR..., c.J•$4 17 ,74.411 I.r.,,,.i... l l Ar tn, Cem IceJ siu -1• q B , f 4�v� (�A, i ••T.4/c . i. ., ,xxp 1 Fi®Y 4 ' C ii1 Ii 1 I - 'w �W IwhrLll. 1 ®-.' 6 I-..1, er. + T iit ci..4 1 Cl.sd. At' .01i Hrt y_,J.' Cl ldh : y'iih.•Fr.. CY pp.,-,A.I... 1 /3fixdt il3 T © _ d. I xrx 1 :), 1 r JAaI• i p 1u"' W "13... e 1 1:-4, SA.6. tit f.,.. V T� m...� Q gCk—O RECEIVED AUG 011989 Y 3 DUBLIN PLANNING VA 8i.0'tb 1/47wo11e- 1i.i J h SEE SHEET 2A -- ---.. �n it Ja * 4 % '4! ii . ****{Me .- --.n I Flit* . > 9:1 . . \\.1..0 ,...,:>-,:, k . . r:x . „0 4...., pro ,,,,,.- 4,-- siPPA fAr-4• ., :ipari,..#,..s.11.• w 0 4 1110-- -,00 zoo F_ ..0 11,11rirtgr -:,2.--Pzi: Ntitatt.evik.A,. - .,-. . ilgr ii " L1t 'ii* A *$' \. NW" Li i 0.04111 I 1 1 r 1 1 40 4r$ 0.• mills i 0. , Isom ii 1 1 1 T. i: in • -*AU_ I �•• _:,ate .-Ldrrv-r4t. 4- ,.\r-14 '''''l 0. 0 1111Sw. vek _---`'--- \ 99 4 A,g1*59-O9e 2ie.LEA}4cc.5 t (CAE .0 g,4 v1I�i i i � ��a• loo. ' \ �v.:..-,7-2 , • 1000 „<=,----;'-' / ' «, J - t.;it‘44f ' , 4to \... -; ,c , :.. ,b „ ,..:::::,::". 275":::-...S7. iri i . :'Y...T;5..X E 4. z; �C '. 2. 1 '"`"•`° ' THE PART OF THV n N ZONING MAP _ '` ` P SANTINA , -a i 1 °z': n,�n1lN TNO�tPSON t�ti." .'Ai1rFp THE CITY OF ,°.401,._1..1 _.,.J,,......,,, 111ruN Planning Dept. 6500 Dublin, Blvd. Suite D Dublin, CA 94568 USE PERMIT APPLICATION Eleanor A. Todd 655 Abrigo Ct RECEIVED San Ramon, CA 94583 837-0722 AUG 01sag SUBMITTAL REQUIREMENT # 6� t'A N ��� DUBLIN GENERAL DATA III, G PLANNING. I am applying for a Use Permit to re-open the child care facility at 7890 Oxbow Lane, Dublin which was previously licensed for 34 children. My plan is to build up to an enrollment of 24 children with another 10 slots for occasional drop-ins for a total of 34 slots. My goal is to create a place where the young children, ages 2 to 5 years,will feel comfortable and safe while the parents need to perform their routine work or other interests. At the same time my staff and I will maintain open classrooms so children can de- velop their motor skills, develop self-esteem and confidence. They will be introduced to social interaction and learn behavior patterns as well as learn academically. For the parents I want to provide good quality care so they will be at ease knowing their children are in a good environment. They will receive handbooks and hand-outs relating to childhood development, education, and guidance in training their children. The community will benefit as the needs for early childhood care is provided. Predictions continue to emphasize the growing need for good child care facilities as the working woman now reaching 30 years Attained 2 ���1.ow) Planning Dept. Use Permit Application Eleanor A. Todd, page 2 is beginning to plan for a family. The community will benefit as child care providers contribute to the wholesome growth and development of the future citizens of the community. The child care facilities will also provide a setting where people of varying cultures can work together for a common interest. Enrollment Admission will occur as needed, and determined on a first come basis. Parents will receive a contract, rules and guidelines and necessary forms required by the State and County agencies. Operation The hours will be from 7:00 a.m. to 6:00 p.m. Monday through Friday. Legal holidays will be observed, as well as Christmas and New Year's day. Children will begin outdoor play around 8:30 a.m.. Nutrition The center will furnish a hot lunch, a morning and afternoon snack in accordance with the State nutrition requirements. Fees Monthly fees will be charged due no later than the 5th of each month. Drop-in fees will be paid at time child is picked up. A one-time registration fee will be charged for monthly enrollment at time of admission and will be good for one year from date of admission. There will be an annual Registration Fee of $35.00, and a monthly fee of $395.00. Drop-ins will be charged $2.50 per hour. PAGE OF 17 Planning Dept. Use Permit Application Eleanor A. Todd, page 3 Discipline All young children want to do the right andsexpected thing, but they need guidelines within which to function. When a child displays inconsistent behavior, the child is told to choose another activity, is monitored by an adult for the length of time deemed necessary to ensure the behavior will not occur again. If a child displays inappropriate behavior more than 3 times per day, or over a protracted period of time, the Director shall verbally advise the parent of the problem and attempt to work out a solution together. If the behavior is serious and dangerous and continues it may be necessary to ask the parent to remove the child from the center permanently. Generally a "Time-Out" period is all that is needed for most children. Experience I have successfuly operated an infant day care in my home for seven years, and my assistant has been a teacher for nine years with two year olds to five year old children, and is presently a Director. See attached Resumes. 1989 RESUME OF PROVIDER - ELEANOR A. TODD Raised a boy and a girl Foster care - pre-adoptive babies 2 years Children's Services Dept. Alameda County 14 years Juvenile Childrens Services, Alameda County 2 years School District (SanLorenzo) 11 years Substitute Teache± Program School Secretary Special Education Secretary, Texas 1 year Special Services Secretary, Texas 1 year Sunday School Teacher, Pre-school 3 years EDUCATION Chabot College - Certificate Business Supervision DVC, Pleasant Hill - Child Development Courses - Pre-School Curriculum Theory, Child Behavior Observation of Children Art for Children Music for Children Child, Family, Community Strategies, Caring for Children Day Care Management + 14 workshops at various campuses, Bishop Ranch, and child associations, all relating to child development and family life*. WORK EXPERIENCE, CHILD DEVELOPMENT Danville Children's Center 3 years Owner, Family Day Care for Infants & Toddlers 7 years Currently taking course in Writing Stories for Children & Teenagers * Includes workshops on Quality Care for the Future, as well as Positive Discipline Discipline Guidelines Establishing Self-Esteem Developing Motor Skills Pacing Academic Learning with Intellectual Development Nutrition PABa-cc% RECEIVED AUG 01 7ggg DUBLIN PLANNING PAGE OF • RESUME - IIEAD TEACHER, ASST DIRECTOR - TERRI NORDSTROM EDUCATION Monte Vista High School Graduate Diablo Valley College - Early Childhood Education Pacific Oaks College - Pdministration Supervision Associate in Arts Degree Workshops relating to Early Childhood Education Ongoing courses in the Early Childhood Education Field WORK EXPERIENCE Danville Children' s Center SITE DIRECTOR - 2 years and currently active Creating good environment for children and staff Supervision and training of staff Curriculum planning Budget preparation Interviewing prospective parents Coordinating daily activities Scheduling staff and children ' s daily activities Conferring with parents professionally Responsible for all aspects of the center Opening and closing of center daily TEACHER - 7 years Planning daily classroom activities Responsible for room arrangement Taking care of special needs of children Attend and participate in staff meetings Conferring with parents Coordinating special holiday activities Assisting Director Opening and closing of center TEACHER' S AIDE 6 months Assist teachers in planning curriculum Planning daily music activity Responsible for special needs of children Assisting children in the daily activities Helping with lunch preparations and snacks for children Maintain housekeeping schedules Closing center daily CERTIFICATES OF ACHIEVEMENT R E CE'VEd� Nursery School Assistant AUG 0119� Children ' s Center Instruction Certificate Mainstreaming the Special Child. DUgj�N PNIHG STATE OF CALIFORNIA CHILDREN' S CENTER PERMIT Certified CPR - American Red Cross PAGE OF.� Member NAEYC (National Association for Education of Young Children CITY OF DUBLIN HOME DAY CARE/PRE-SCHOOL STANDARDS 1. The number of children on the premises at any one time shall be limited to a maximum of 12. 2. Hours of operation for the day care/pre-school center shall be limited to the hours between 7:00 a.m. and 6:00 p.m. 3. Outside play activities shall not occur prior to 8:00 a.m. 4. School noise shall be controlled so as not to create a nuisance to the adjoining residential neighborhood. 5. The existing driveway shall be kept clear to accommodate vehicles dropping off and picking up children attending the facility. 6. The applicant shall submit evidence to the Planning Director that the appropriate licenses and permits to operate a day care/pre-school have been obtained from the State. 7. At the minimum, on an annual basis the day care/pre-school operator shall make arrangements to have the Dublin Police Services Child Abuse Program, or an equivalent program, presented to the day care/pre-school staff and children attending the facility. 8. Upon termination of the day care/pre-school use, the applicant shall reconvert the garage to make it accessible for parking cars. 9. The applicant shall post a bond, letter of credit, or cash deposit with the City of Dublin in the amount of five hundred dollars ($500.00) to secure a faithful performance of the garage conversion. Said bond, letter of credit, or cash deposit, shall guarantee that those funds will be available and that the expiration date of the instrument of credit will correspond with the expiration date of the day care use pernat. 10. No sign advertising the day care use shall be installed on the property. MO'H/ao 2/25/86 Attachment 3 PAea•Mg CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: September 18, 1989 TO: Planning Commission \�< FROM: Planning Staff io REPORT PREPARED BY: John Donahoe, Project Plannedro SUBJECT: PA 89-097 Dublin Meadows Conditional Use Permit and Site Development Review GENERAL INFORMATION: PROJECT: Conditional Use Permit and Site Development Review request to modify conditions of approval of PA 88-009 Heritage Commons APPLICANT: Lise Strandgaard JL Construction Company 5966 La Place Court, Suite 200 Carlsbad, CA 92008 PROPERTY OWNER: Dublin Meadows Partners, a California Limited Partnership c/o JL Construction Company 5966 La Place Court, Suite 200 Carlsbad, CA 92008 LOCATION: South of Amador Valley Boulevard, south and east of Stagecoach Drive ASSESSOR PARCEL NUMBER: 941-2765-003 and 941-2765-004 PARCEL SIZE: 17.45+ acres GENERAL PLAN DESIGNATION: Medium Density Residential (6.1 to 14.0 units per acre)/Open Space; Stream Corridor EXISTING ZONING AND LAND USE: Planned Development (PD) allowing 206 apartment/condominium units and recreation facilities; vacant (undeveloped) SURROUNDING LAND USE AND ZONING: North: PD, Village II/Heritage Commons South: PD, Dublin Housing Authority East : PD, Alamo Creek/Village I West : U (Unclassified) Vacant (former Southern Pacific Railroad right-of-way ZONING HISTORY: April 10: 1989: CoastFed Properties and The Casden Company, the property owner and applicant, respectively, received approval to rezone the 17.45+ acre project site from Zoning Unit #1497 to Planned Development District (PD), concurrent approval of Tentative Map 5883 subdividing the property to accommodate 206 multi-family residential condominium units as well as Site Development Review approval. COPIES TO: Applicant Q Owner ITEM NO. v File PA 89-097 Heritage Commons (Phase One) was approved as a Planned Development by Alameda County in November 1981. At that time, 309 attached residential units were approved. To date, Phase One, originally approved for 79 units, has been developed with 73 units. These units were developed after a Conditional Use Permit was processed and approved by the Dublin Planning Commission in October, 1983. 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; 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. Because of the concerns voiced by the existing residents of the Heritgae Commons property adjacent to the project site, the history of modifications to the previously approved projects, and the effect the revised project may have on existing transportation and service facilities in the vicinity, a Conditional Use Permit was required to modify the conditions of the previously approved project. Section 8.95.0 Site Development Review. This review is intended to 1) provide orderly, attractive and harmonious development; 2) recognize environmental limitations on development; 3) stabilize land values and investments, and 4) promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards of the zoning regulations or which are not properly related to their sites, surroundings, traffic circulation, or their environmental setting. Procedures for Site Development Review indicate that the Planning Director shall decide applications for Site Development Review without a public hearing except in the case of a concurrent Variance or Conditional Use Permit. ENVIRONMENTAL REVIEW: The City previously adopted a Mitigated Negative Declaration of Environmental Significance for the Heritage Commons (Phases 2-4) PD, Planned Development Rezoning and Tentative Map requests. That document found that the project did not have a significant impact on the environment. The changes proposed to the unit type and plotting layout for Dublin Meadows will not change the environmental impacts previously identified with the overall project. -2- NOTIFICATION: Public Notice of the September 18, 1989, hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: Project Overview The project applicant, JL Construction, has requested modifications to the previously approved Heritage Commons (Phases 2 through 4). The changes are as follows: a) Changes to the product mix and unit sizes b) Minor modifications to the interior circulation c) The addition of garages with the previously approved carports and open parking spaces d) A slight reduction in the number of parking spaces e) Modification of recreation facilities being offered as part of the project All previous conditions of approval for the Heritage Commons (Phases 2 through 4) will remain applicable and have been incorporated into the revised project (The previous conditions of approval have been attached for the Planning Commission's reference). The project will have direct access off of Amador Valley Boulevard. This is considered the main entry for the project. The main road loops through the project to join with the existing Stagecoach Drive (part of the existing Heritage Commons development). The primary access is near the office, the recreation room, and the main recreation area. With the addition of a median break on Amador Valley Boulevard, the main entry would handle about 62% of all project traffic. The secondary access, through Stagecoach Drive, would handle about 38% of all vehicle trips in and out of the project. Alamo Creek winds through the project dividing the site into 3 areas. The center area is accessed by two creek crossings. Fourteen of the 26 buildings are oriented to face the creek, providing direct views of the creek to over 30% of the units. Each building (containing 8 units) is located adjacent to the parking areas, with pathways leading to one of the two entry landings for each building. Each unit has its own outside entry but shares an entry landing with 3 other units. Typically, buildings are separated 20 feet from each other and setback 10 feet from parking areas and the creek fencing. Setbacks from the creek less than 10 feet are proposed in several areas to accommodate the irregularly shaped site. Physical access to the creek would be limited to Zone 7 maintenance vehicles and emergency vehicles. However, visual access is available at numerous points throughout the project. A 5 foot wide sidewalk runs adjacent to the main loop road; and, pathways are provided from parking areas to unit entrys and the recreation areas. Architecture The site plan shows 26 two-story buildings with 8 stacked garden apartment/condominium units (the recreation/office building has only 6 units). The different size units are spread throughout the 3 sections of the site. Type Unit Square Feet No. Proposed 1 bedroom, 1 bath 722 46 1 bedroom, 1 bath 805 40 2 bedroom, 2 bath 1007 52 2 bedroom, 2 bath 1080 32 3 bedroom, 2 both 1214 36 Total 206 Each unit includes a washer and dryer, separate water heater, private storage area and balcony or patio. -3- The building elevations (Exhibit A) show stucco exterior with wood trim. Architectural detailing includes decorative strips of wood, windows with divided lights, patio fences and deck walls. The proposed modifications to the product mix will result in the following: a) The number of 1 bedroom/1 bath units would increase from the previously approved 56 units to 86 units. b) Two different 1 bedroom/1 bath units will be offered, an "Al" unit at 722 square feet and the "A" at 805 square feet. The previous 1 bedroom unit was 660 square feet in size. c) The number of 2 bedroom/2 bath units would decrease from 110 to 84 units. d) Two different 2 bedroom/2 bath units will be offered, a "B" unit at 1,007 square feet and a "Bl" unit at 1,080 square feet. The previous 2 bedroom/2 bath unit was 940 square feet. e) The number of 3 bedroom/2 bath units would decrease from 40 units to 36 units. f) The proposed 3 bedroom/2 bath unit would increase in square footage from 1,100 square feet to 1,214 square feet. Recreation Recreation features include two pools, two tot lots, tennis court, "sport" court, basketball court, and a community area with a recreation room, lounge, exercise room, bar areas and restrooms with showers. About 1300 square feet of community area is provided. The complex offices are located adjacent to the community area. Landscaping A conceptual landscape plan (Exhibit A) includes a heirarchy of street trees, canopy trees, and vertical accent trees. Specific conditions of approval have been added to provide plant and tree species with lower water requirements and can withstand drought conditions. Approximately thirty percent of the trees will be 24" box or larger, seventy percent will be 15 gallon. The proposed shrubs and groundcovers will also be drought tolerant with low water requirements. Proposed landscaping is located around buildings and parking areas, providing shading and visual accents. Landscaping screening is also proposed between new buildings and the existing Heritage Commons development. Park Dedication The City's park dedication requirement is 0.009 acres per dwelling unit, for a total of 1.84 acres for this project. In lieu fees, based on the current market value of the project land, are available. This credit is based on a portion of minimum size and dimensioned recreation areas. Preliminary Staff calculations are for 0.1333 acres of credit. Parking The project provides a total of 445 parking spaces. The parking ratio is 2.16 spaces per unit, which slightly exceeds the Planning Department's guideline of 2.15 spaces per unit by two spaces. Twenty-six percent of the open parking stalls are designated as compact spaces, which is within the Planning Department's guidelines (maximum of 35%). A major improvement of the proposed project over the previous project is the addition of 100 garages as part of the 445 parking spaces. Designation of which residents as assigned garage spaces will be done through the project's management. -4- The Site Development Review recommended conditions of approval include a provision that all units have one carport or garage space assigned to them. The remaining spaces would be unassigned, available to both visitors and residents. Environmental Review An Initial Study (Environmental Assessment) was prepared for the previously approved project. The previous environmental assessment identified three areas of concern: traffic, noise and biology. Study of these issues were prepared and mitigation measures have been incorporated into the proposed project's condition of approval. Noise Present and future noise conditions (both exterior and interior) were evaluated for this site. The study concluded that exterior noise levels would not exceed the acceptable limits as set forth in the Dublin General Plan. Noise levels inside the second floor units (with the windows open) of the four buildings closest to Amador Valley Boulevard would exceed the State maximum of CNEL 45 db by about 2 db. With the windows closed, the indoor standard can be met. Mechanical ventilation or air conditioning would be required in these units. Condition #27 and 28 of the PD Rezoning makes these a requirement for those buildings. Biology The biological resources were reviewed at two levels. The first level was a tree-stand study to identify and evaluate the health of existing trees over 6 inches in diameter. The study also evaluated the impacts from development and made recommendations for tree removal or preservation along with recommend- ations of preservation techniques. The report recommends removal of several trees due to poor health of the trees. After the initial evaluation, the site plan was modified to preserve the maximum number of trees. Mitigation measures providing design guidelines and construction guidelines to preserve and protect trees as well as long term maintenance guidelines are referenced in PD Rezoning Condition #11. The second level of biological evaluation concerns the habitat and wildlife of the entire site. Using biological evaluation concerns the habitat and wildlife of the entire site. Using biological analyses prepared for adjacent site conditions of approval were added which will help preserve the "riparian forest" habitat. Traffic Project access at the entry on Amador Valley Boulevard (east of Stagecoach Drive) would be restricted to right turns into and out of the project. This arrangement could result in increased accidents at Wildwood Road at Amador Valley Boulevard and at Stagecoach Drive on Amador Valley Boulevard from vehicles attempting U-turns where inadequate space is available. Mitigation includes a median break in Amador Valley Boulevard opposite the project's main entry to include appropriate acceleration lanes. This mitigation will also reduce the number of vehicles using the existing Heritage Commons for ingress and egress from 71% to 32% of the total average daily trips. The project will contribute to cumulative increases in traffic on several roads and intersections within the City of Dublin. The project should contribute its proportional share to the improvement of these facilities. -5- 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 (i) resolution approving Conditional Use Permit (Exhibit B) and (ii) resolution approving Site Development Review (Exhibit C) for PA 89-097 Dublin Meadows, or give Staff and Applicant direction and continue the matter. ACTION: Approve the attached resolutions (Exhibit B and C) to: a) adopt the Conditional Use Permit; and b) adopt the Site Development Review. ATTACHMENTS: Exhibit A: Conceptual Site Plan, floor plans, elevations, and landscape plan Exhibit B: Resolution adopting a Conditional Use Permit Exhibit C: Resolution adopting a Site Development Review Background Attachments: Attachment 1: Applicant's Written Statement Attachment 2: Resolution No. 30-89 Attachment 3: Resolution No. 31-89 Attachment 4: Resolution No. 32-89 Attachment 5: Resolution No. 33-89 Attachment 6: Resolution No. 34-89 Attachment 7: Resolution No. 35-89 Attachment 8: City of Dublin Site Development Review Standard Conditions Attachment 9: City of Dublin Police Services Standard Residential Building Security Requirements Attachment 10: City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement Attachment 11: City of Dublin Preliminary Residential Condominium Guidelines Attachment 12: Dougherty Regional Fire Authority Requirements Attachment 13: ACFC & WCD (Zone 7) Requirements Attachment 14: Private Vehicle Accessway Agreement -6- . . .'• " . .. . . ;... • )01 11R11111 AMADOE VALLEY III VD. 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I 1 I u.n t1 M11 glei N4v11 I‘0 J JAMES GUTHRIE & ASSOCIATES ARCHITECTS 19'-1" 21'-9" NMI S.wna.srrur Sw r.NnQ Cs 4.4w1 un.vrnu 0 1. 6<i-'r t: • c 1 Dl16lIN 4 1\tV�l S •MEADOWS / DRJWG KITC11 4,_ LJML BATH; ry.cu.. U Lir-Ij ,...7 f \ 1::\.--„,.... x. BEDROOM#3 _......!I— LIVING ' ,, •ra UDR OOM+1 ALAS-ILK nu.uo IL BEDROOM 02 CONSTRUCTION .r.:,.w FP •- _�. -- --- . • `U DIE VA...u u / 'c- � --— - UNfT PLANS BucoC m �_ .l.s K.A. 1.1 STOR. I 'n *--- -- -PATIO -•.1w.w x. 1/1'�1'-O" 1'-6"I 11'-0" Il'6" ♦'i" 10'-0" o........- v.." UNIT C 1214.5 SQ.FT. C R C'E1'V'E'TY„ JUL 281989 i 1 ` w walla .� Ine4 001 Q .°an rn cIIj J. —�-}� 7 -- rAla MOW 4---. , �� 1/* /1 r _ r) J (i . f_ Twarx _� _ PM MIN LLVLXN • AT w111 SIMS /%0 D i A liai 0 _ II 111 A '''' °(-1 LAIONG r c , . , 0 1E4 '1 4 — _ k' L__;IudYffm.....? 4 I _ '. 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I. • -\i,,--=.N .F---- :1-'....P.— 011.ANT•4 IIIII •..4-..... .. - EXTERIOR ELEVATIONS 1-1__. ii i_ W,SHRUB.IIRCAt 4' • • __ .--..=14: 3 1/e-1-0" .... . ... Al . Al 1,_ DaAwnst.; What F FRONT ELEVATION BUILDING TYRE I-NUILFMNGS • 12,13,10,20&21 P A%ck-Oci:-) I REcEnrED NOV tIIIASID Ku 4.1.1,61m.Win JUL 2 8 1989 ,....� , t. ... . 1 t 1 an 7174 DAR y HYMNS [4 .„....-----'-'-'.--.--- -...........-.... ' / _N 44,,411oM44��W�/�/�!IM�!M.+4Wr40Wi►.,- r Whlti � li�r .- ...;.. . .o r — dl, i�ll,E,oly' :, — — r . 1 — wwv.Lv..�/..-w-MY' _ --— 7=7.7.7.'7.-.::...r.:'.7.:".. "7.---==. .JG, RH ri BR I UriI G.l IAMES ASSOCIATES . AI I ARCHITECTS -- -- . . .. . ..... ._ Al. _ . 111 wuu S.WOO..emu _ ' .UII MU III. BUILDING 3•END ELEVATION ... sw•.,nq C....unt .. . - uut yr MI ♦ DUBUN • MEADOWS CUM CAL ... iv.....vvv. [Nal, — '.1 - [ 4) ) �� -----' CONSTRUCTION 101• f,� --- r ---_la .p I� e:. [I: .__, .- _.I 1�I EXTERIOR �mino �� EIEVATtONS --- -----,- r , -l• .1 I, c:.\.----....4. . . I1/4'-1.-0' Al _....,..__._ .. Al . ..-_._ RECEIVED C ' tx,,,G..�at BIIIIDINC 3-FRONT ELEVATION ,„-• ___..-_.-. NOT tul,vu..x<.r+.nv,uw JUL 281989 DUBLIN PLANNING , . .. .. , . X*...ma DAR IP. tivIkl rei 110) L9 ii,...TT T lail#4."0,...0, 111.11~1111i1P -- MA F_-__. ----, . losithoiri.p...--- fil oiri:4-1000mativioriook i kisortapii-wimosvialoth oiwt:4,- .-.1----,------.;w0"alkikk ..., - --...,..-• 1...... r ___ 4,44400004440.100,..-_----- .,-..................,,,....0. __ ___... r...,---------------,--,, ,.___. „.__., , ,..__,, „ I • __..., ._.-. .4 Er 171 Mil. r ..' sum EL-0 = - ism E I OE ------- ______ - ) _. .- III. L77-7 JAMES , MIMI GUTHRIE & 01 Lir 1 iiLii -- ;1 L I-1 i ASSOCIATES — ARCHITECTS • A I , .A . 1 . —. -* _ I rows.NOVO.Simi - %Ili WA r..11.0.CA ...141.1 END ELEVATIC?N.,BUILDING TYPES 11,,M&VIII• BUILDINGS 11,7,9,10,8,140609,23,24&23 , ,., WU 3)1.,111 - _ • •- ., _ /1,' _._..... . .. — , . . . . .-----. ' ''''' DUBLIN - 10410.41~014W.' - :MEADOWS 4 , all°1111.11 aitookkalokaltili. ---- . --- ..solotwol, L.....„, diliPlinialill. ------ 10211401410 - 0.-- ..--' N...,_ ..---..__....„.i..L._. 4D ) „. Th1-1. --DE"- - -__I -- CONSTRUCTION •-- . PLIASANTOR.CAM. . ------ SIMI. 11111 —11 1---r----1 • . ,...... ..-- -III il' 1 Num EXTERIOR al OM 3--• 1 ________r i- 1 - 1 -- -_ ELEVATIONS ...'.-,-., . . ' ? ------.. I 5 RECEIVED 1/4••1.-O• picAwrc ....kit .. H FRONT ELEVATION BUILDING TYPE II•BUILDINGS•.14,16,19,23&23 1 ' JUL 28 1989 11 11.RIA,41111.)41 L11.411m.‘310.1 DUBLIN-PLANNING • t Ga W y 11'1 WQW ° i z3 a 3 . 1, 5 g ,1,1, r hi: ) 1ncU 1 �.. a :$ y A W< T t • a) C 6 - �J ei) ►� _J a4• — 'RE 1 J / j — „ . :1 i 1 T : . t .,:,.-1.1„,.._,,,,....4, ,I. . _r1. 4 ; 1 : • I I` r I ,, v .. u�d7d ill 1ii / r T/ I Ii t . I: iilli il : / I r- ' 1 i I 9 1 • , , . • ; , ., ii"as1 ni I. . 1 1 'r---t F 4; I Mil I IM �' I a rl / s �: ; II " fssss 11 A�i' oa■ I „ f ivuomI � Ill r al ii ov Ic nr 1 i o i ' I P - V . 1- i i gl 3I \. I . c -.. \---11-P . j li 1 i.9 ! Ei:11 f ' • i• I I W I ~ W� 1 c I \ U Li i • I ►71 '1 ,:%ID 1 1 W �w_T �\ h II • PAGE 9 pF i 9 _—_. ____...._ i 9 , m �:a. 1.(._1 _ A � /� 4 141d LdE`A�F:T•a,iM i di i biR` O tliji AP4 AiMM�iiW49100100 iET. rai —MAEMAO1hfaitisl iAE!tlthi d__ fa prWAteol.0000001444- il m n C � ? nl 1.I �P III • 1 _ ESMI 1 -_ JG• m flli ® nil1 JAMES OTHRIE & n, l ASSOCIATES { • ARCHITECTS 9 E E END ELEVATION WILDING TYPES IIIN L IV•BUILDINGS 114,15,16,17,19,23,25 L 26 .. ♦wl Y.�. •MEADUBLIN DOWS WICK CALII. : " irovionvionoli -4,,, • ..i 4niLnILI !!ll_• .. .... — 'C'ONS1RlIC1O01 . _ • nu+naan au. :_1:I1 I CJI • II � I1• ..�� :CC l F. ELEVATIONS S .__`__. • _�_.. 1 __� II, .._.______ 1 tuw�.•1.ur� EEONT ELEVATION EUIIDING,TYPE IV•EVE TINTS 115,11&TR 1 FI t—C \-7 1 �.._ RECEIVED wl.411.oX,n.,,.,111. JUL 281989 • CI IT — . . IsD s. 1511 MI _I 1 L----,111111] LIIIIII 1.1 i ' I %moor ' _ — = --- T. -- -ID-- JGA• ---- l I ---- ---- Q'---___ :i= JAMES GUTHR G A t ASSOCIATES E & ASSOCI ARCHITECTS FRONT ELEVATION BUILDING TYPE VII.BUILDING•B ,DUBLIN •INEAWS \ mow. E:-e - _ 1 SEES I., :cc: l 1 L' ., 0 ► I I 4 P. ---- _. ---- .... - CONSYRUCEEON ID... .... .... G nWwmn W. ---- fill 1 MI MN 1 P mime no IN---- -- .u I` EXTERIOR I` I ELEVATIONS C T 111 1/Y-1'-B' FRONT ELEVATION BUILDING TYPE VI-BUILDINGS♦E.EE C oq.7 ...:.. RECEIVF11 JUL 281989 �,.y,..,.�.a.�.�,w DUBLIN PLANNING 8 a• i!II g Li Or) Z w co _>" t�-«Z 1 h. 1 OoO / � 10., ' 1 S. f I I !.. 1w J�� Z C I1 1_ r 1i __ i 1; , 1 1 . fi \ i . 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I ! i d .<, i 5 , .., ,..a 1- ,,,4 S 'liii Q�O� �QC �% 3 �tJ� n -lli it 'J E fi F !�i U Q a �fS d 3 � 4.1 ,..,a ;..._. _ I 0 c„ f —w o o mil, H9ih '1 w.F. ,� U ,__I Z a ' E'`V �! CC =7 1 m I � p — i - ! • T� — -D I - -- . /;I ss a - - Ti_ 1 171 C [ 0 o' i = c 0 ` I 3 6 / _,I J - II i ya _ m 0 0 — °� r U r G -0 z- r 4 8i7 r 1 /""1 -',___ , . 1 . .1 - 1---i j '� .., I. i I. , . -, ,, , L �.. - y r A et I i 1.1 = \ i 5 ,.. T — 1 N j V I I \ w.s _--- r , j 1 I PAGE-_-OF.19 • M 1 4. ;Ls MAMA �•tJ� DMn _(4M-!1J<.N2fE•5 • own 41 I ALL RCM rHW 4MK K•I RNL Pia Rr NW. A.AN.ROM 5.11-m M LAW.114.'DI HRAW:SLR IALO La nL..TW.OD 4LAINIY.. '��ra'(1/Y./ �•rrr.'ry,•A.ar. lal/.LwMO co aM1M 1.1s.H PIM•i.•aM•r SRnr gNCU A0.001.LX/ AR SLOLRIIL.W lnp or.cR >.14R A43 O N'.G a L11•V..�^ k/YALRL. IA WAIYtl {/l Ki.bY{ KrlaoYa.L. f1.L NM q W �•.�r�r.i► PIAUI TRIWa A J/as. ,� K 1RYK A 1T(xN III/R�/-t\\ MAW `7-� M•W Rb/AO OA.MD MOO lamas a piss_ -`- Mo111 Iaysf MaA 1RU•a 1A. /'—�GfLM 4MfM ill ••••`• AT4_ ; ; .AIa .$) .fir O ♦YI.NADIR ......... __ .a •1i Ra.bA'u WAR. IN ''b NAw.H fATf�lr.l '1.1.1 AT q aALOJA•ANLLPALA•� MM..EAVw DWI. 11L•r•d\"1 NIR.M•I 1•LAa MA AR a p "j:.��L"� rl Hvesl- Vl T IL. y�I:'�K ' `I�- ._._..l —: ...__.. 1.. ._. AAA r1 DA ICL W rLAL.MA•0/ • k•4".it al.T10N V4►I'.d O I.Av,,K� ,r. L �ELiION IaLsl-C O m rr.L-ln I) y w.,. C E —0a6-Waw.M.R a Ws 17y 7 M NOM ' -6.- ADXALW!LRADL(IJ.I•TJrH•)$0 WII • 411 OR"•.(6Len..wrrears JAMES jUj/ aon.) 4/10 M1l.'..r "'�L"Lr A`w""" GUTHRIE & 'r , ia. ir.TIK NIK.AVti- nH.i�Ylyl - _ M Wn NK ASSOCIATES >1 O.NSL Ir 4%a.• xa•el aN..4 W SAL M/.7a 3 A cr+.s.'nrt •vn MfrRdAs...•/aA -- ARCHITECTS I•+• L �oF a•10641.6 m • n AKA 1IR PL. I - w .. .I....►LI''T.•vr.•.,� ••CAA.Of a SOffAI —r'—+ �` ... - . .. - ♦ . \ A _V.+_ - ... .... --- -- -.___.. _.. bolt(AA,A,,,.„,.., - HAn.60110r START i-r I i !_ .-. _._ .. poi.o.'•.rn...p.w sw...no.CA smm. 777 .".•fin nw vrn❑ LARA4G rERxtlxR NAI.I.r0011.14. 111.♦/•0•®. 7HkKf.1.L0 6.AD 0 PAR111101J IJA1.1. U!1•t•d Q 9 m'r ElNA11011 w1•P-oL\'/ DUSLIN MEADOWS DL./IK CAS. •Tars LOW PAR 60I •• i AVRI.I r,r Axb RIM eryn - —it I I 1 I I I coa .lsi. •,1▪DLsLRAfbrvfw. I IH✓Po.i/ ' se.WI-66104. VV—. _ I , —M• a•Ru•m.O 0.0 aL we,W LPG 1a!mow LARALL 000 DRfA ih'•r..01 I _ a - -- .... W aM M.W.A.LLA �VARDAR L/L/aN AL na rAa .4• P. I MAAsaa,n.,'w•►' CONSTRUCTION I — ___ ..�Ls.� .3 ".• n.,...•LNL H.t n1AfANT011.CAL -- -�- - r— --71 r-(---- Am./wAli—GMtd 1WasMWSO1' - (�-- -^ f1.7r••r wVfH • - I I I 1 I 1 I j .. 1 1 •. 6 1 i 1 DOM N MN rRr•w I • I I / I I � • I I / I �':l•S`e2"N'lw,c'•:rn GARAGE PLAN •aY 4400 iTr 1 I - -woe nr. =1-=L=-'.-l=r x.-= �. cee Mink-Q I — --\ 4111 \ V I--- I I - L � ��o ,s k DETAILS _ I AI ✓11 rwL. (I l I I 1 I w'rLn+r./ }II FII el 1 Nn4`4L rMe. Writ1WrLA.w AwW •r�...Al rY W DML...L "•••r 4•^+ • SCALE AS NOTED Ir /-r LAY I1' f-r• a'II /.ri -•1• w.ria n.Au MR aARAAL • ROOr�LGLI!l1e.14111 la •• 0 LID L-LVMIDW VA�.r•01`J 4ARA4L r4A1'I ryr, er•,'A a tag aAR.0 'Ir.L'C I wM W.00011. V E D�L 4,n - V __.....�._,.. I - I JUL 2 8 1989 NOT AWARD PA l'OMIV AL ION Pk -C.-1 DUBLIN PLANNING • RI ' I IP I I GI ton ; n ton tiv6l,�rd • ''?' i� F--+ _�—� --P1.101.1111.FYNT,.,I lit V. . _( i . Er) . — ASSOCIATES JAMES 111 J GUTHRIE & / —'� ARCHITECTS ow:.taftit S11111 • - Stall wal. i.w.wn4 CA NIGI _ t — - NW yr»u _ DUBLIN 1 I 1 ' 1f'II[W.ir.l-uc — G,✓r"cf • MEADOWS -j rr w Nw.rp.s. I , o1.arK CAS. r ran coals FM. -f u e<T CL IN,i/-TI.�1 ---- — i uancub . ..4 I 411) f i --- --s,_ I ---- -n onlc lV.rrl,I..or11,. I —_—alR • CONSTRUCTION z ':...,v.... �... w- 9.rl.ur s.."..a. n 'jI per_..♦.s alrr.lq Kl..wnori car. I . • 11 .._. .. $A• y,Mr 4nusslr"..a II II RH.{ -.I �H4 lerl•I r(r CAR.•IANA MU +ta...rill.uluT wa1. • LLIMNG 'v� I &RUEXTERIOPLANR ��+► ELEVATIOII led Y•d N1 s-o'I C•If -BsUT+ 6 LivhT1-1{._.. ._....._. --.---.. rI.d'Nrms.. A...ellt ) RFrEIVED I NM Inn WO roa c(IM INK Wei JUL 2 81989 Q aa=1-7 DUBLIN PLANNING •M ` al, vND Q 1, IR IIE JAMES GUTHRIE & ASSOCIATES ;;c,., ,c �;;' ;;iL` TH ARCHITECTS • • 4rJ..i ri4.I.yrfN. 1•AMI S.canal LOAN 4 K.,r 7rr'. f{1 __..•..FVtl_ WIIAN IQ CA NNI r_.� N."f n•HA*ry/ NIL V2.111 •( vuci.nv- 1 i-. : _ ...._.. . r1.11.1.AH AI/ WTI:'Hr"Al. ALr+,vi. , rk.f11./l+f+nlr 1» .Th. n./sr r o.w rtiF/c^cr ♦., c.v/ r1 Wlrry-r.o-r. DUBLIN • 1 �...._� �� �.. - 'y�P'M1Tld..o n.r IJ/ t • t • MEADOWS. J MILK CAM • iL Q.ir�iO r{ . V,rr.r•.il- GL/v/.'r♦ . —�.�✓♦Po t DM.• V r1•Mlti•vf- .. — 1 Y...r1. ( YMtiro Ni r•.v..hsT Cwb. -KO.,i.rt 14/ryTN�Tf or p f9FI L1P Now •►rr.9•' .Si _ / i m�s_.sa-..v-m.sm_ a _..r ....mew ./ril-T$A.4 , I/7"f•HrIruIT•- �1 -- -....:_..1-- _. .. _ 49 ) ��' _ 1 L II I /ii A'er I,r.o..•• Ia6TN1. i$0•4-♦r © dpZ►4. fh•L11-01 O - w.r"rrr 1.T II / II A Ft. Ni�N. Ir MM.rN►A•!.— B. + CONSTRUCTION - r� '( ,' ;J' .,'}� II = a1. II N/sT"e.v ryw. • rr-r f- II \ II in, Tl�r) I• ralAivoom.CNI'�_.�/ _._ .__—_ •r"•r Cr+wsuw Tw.-re>) • s ♦ ) . _ r F _R.fr I II ri NI►NNI r'Y.a.6 -)1 • \� .. II I ���I�� , G6L''f Kb1.M1+`ss I nAwn..mu 1 I \---I rr-. I� -.._ =s=�.�s= cc JI .Iat.TrpY✓'+ r�l / 1� _... :: -1 / �IIk ! �. .I • f I I�10.1,.3dre.r wNt PPM I.f -''•el.'._._---..�.•<_.;._.....- �.. il-�� I•I.I, WV vr.'S wars a P.m. .I 1 I SCALE AS NOTED f FsJ 6O'! 4! r�"-I L:Fr.i-♦4 r�t M.ev, n•r4 Ibr.e.•••® 4Efa-n♦l 1��.11-♦" ^ MAMA, wrc 1'1•I VB'(hIL 4'U+./.. wrn(3) MI.IL 44Isr: C •'� W �....,.,.....,,.._. r s4`�l-r�w 1J.Ti;r�1) v1 P 'T•fc�' vlf'rh)L. C n r rcr.c� cv.•\' call tl11AVU KY latalat(Itt JUL 2 81989 DURLIN Pf A► IP►it.rr► - . .. .. FA MAIRI qk DAIII won IOW! - Ca 1111 I.., :,......----......-rz fa .. . 1:41, k ...i. L. - .•.w...' .t4.'.. 60/.it.,..,,!---. : ---- —_ :............-:--,........_ —ACCINT FASCIA Wilt - -- .."',...._ .. [II Finl: i _ ... ....... Fin _71E_ 1-,--7 -I 1. 9 1:. iti.1 ‘... . ________MCC°MORD "..'........N.N.„... 1 - ,.._ • ••••• -1_ . pl!..iiriT_ piti 1 1 I ....._ pi 1 .:1 1 . , ---7,----- 1 -• : -------- - _ • . -:-L.-t-:-:2 11 ___i__ __.._:-_--__...11_. 1 -..,....i . _ T.....—_MJCCO fIrld“ JGA JAMES GUTHRIE & ASSOCIATES ARCHITECTS SIDE(EAST)ELEVATION . _ _ REAR(SOUTH)ELEVATION .. .......---.__...-___-__ ._..._ . =s Nolois Hem 1.hiA110.CA 1041101 - . - 14 Ill 171..1•11 ....... • DUBLIN MEADOWS tn. ___sai..- • .• mITAI CHNI,Nre CAP Wk..Ott . . ,.. .,. .... •• --3.—...."...................:-....Art-.. 1 R... ...„...._ ,, ,.........._..,....,...„.: TYPICAI CONC 11.1111 OO.III 'to o.o.,,,,now „,elogimpu r .......044=1*...•.... Z."=='''.'.,•y. ,.. MO • ...,.... '.27"....;`:1'...17...".•:7°`'"....1-_1. 15;_'_.11 I ..11 ii ." a — 1 --;:pf1,44-, Win nollA,AILM.IlM111,\1.1.1W - ' L....::.' ..j 4111)• dr ma Ithipti:44411 . • - I • --• -4,- _-__I- - .:'Lir:4" :PI ' r A .7.! ! ,I.E. 41 _It .... . ... -9...i.frli _....-: Id ri.: ....• p !! It' co,........ • I , .„.., ...,. _ ., n !...ill j,,, .. ---, in PIIASAMOK CALL --I-41, - -- --------..- - — - --- --.-------,_ OWNING MU REC.BUILDING , EXTERIOR . SIDE,f WEST)JLEVATION _ FRONT(NORTH)ELEVATION • ELEVATIONS .._. .. ... ... .. .... ....___ ... ..........._ ... 3/16.-1-0 RECEIVED' . . R JUI 2R V489 .._.,.......... .. i . c)1\S Ct D c\-7 401 11114ASIO KU(1.0.11tIA 1.4 DUBLIN PLANNING • ) , 1 .i.7 CI ( k JL CONSTRUCTION 4.,:„... velo ,,I, Ji GurgillUnnic'7_, CONINOR1 4,44% er, g., - 4026% , , ,-\ " , • DUBLIN, CA - 14. / 4 .. ' N• ' ' eleiN • e • idalk.\Ns:\NN PRELIMINARY LANDSCAPE PLAN • 414474f*Il ‘"VIIP'. ‘‘#i•N 6)-1•\,.i ' Ot\NN ) 0 t.1/441W4:41‘41.°'11/4 Ns,.. f..041,0*Ae*Ar* ' W4111tV. ele rtoN4 dr ww „41.- LIODIO , tle&gout% .0,,• ,,,40.4,6t, 4,400.0,14.1,4i/L.:),,NN4 ...,,,,:e, :/: ,:;.,:,. ... — -_—.._........_ 4 . .---s12:4,45 ...,,p.:'• ,'(:),'N'. e fix 4'.,...kk..4, . s. . AN 6 ‘o 1.1 ., ea a,., . , .........P i. 1014,1!...4 iph, , •— , _ lip_ ...N. i 0 ,...,, ,.., :::: „ :: 4-4'01 ,44V \ es,- ,7,\LtrAro •",' /7 cizeN, 6,04*,. oz,,,oklir'',V43;sN'444401V041.14, "1k Aroletats\- \,..-, No 4 0- 'i r- w,6'•‘ .- -- rteLeAgifc.i.', t''' 'AO 'i4 r /4°?/// N s 0A.,4444104 N '. .kt. itli04059r, . . (5414:t \,,tp 4,.....5, ,,,,,,, e-i. ,0\k„ 0,.„,. 4.4,44/0pA.N\ ,,,,e0,/,,p 41.1._„p.. -•,7,1:44,,..„,;,,/,1111,tt.,-$1 '71 w4te„,' .4_,A.Aoi.G. , ,o• 0,14 ,, , - 40 \ / .' 40. s '11' ‘.4.,, r 0 .z- _- *s**,4,,,l'A‘e tzl• 44,0wilov/izet.N, KA, •53,4 .- 04:06 ,- \ \.4 , es, /. .„ 4:. t 4-. ees,lfro /,/ Aptik • Co 110 411.1 \ 2 `it,. '42, \-\ /-„frie N • •\\t4 .*-- '41101,4r/// WYA> '''xulr"\\\Gi`34*Ilt' .14r*44 ?`N.'' ' ', 16\4\0*....---'%•e7 et° -.1* S• f- / °*, 7 :.!,..44'. ':- , v, , ••••• , 4/rr:s, • o I--gkr ,.. ,,........ it,. 1 Ili i 0 la i , ..04* 7.,., , is , 0 l A ..„1\"-4 :t\-)ry i\,4V I4t,aV)11I f,1,:R4i_,w_i,1d,,kE_W r,i•4 1 01I1,v0iri t i .1, .1jitl .... 1......%•.90._0 1.06....Aik!e 4c t-..\--f,"..;),,4`!— •,1‘. 4..:..:N..-....9.:-1.—t-l-4:0 i4'‘,4',-1/4 1 1`.'-1_-0%,-_3•_.—l:,g7i_‘04 p_e 4e.,oA.. //.,,/-f-o...‘./-z,'c f-,-•/7-p /) i . / ' . _ / rd- o",4f ,.IvI . —.-m..,P RECEIVED JUL 28 1989 el\iSc-t-Ce--) DUBLIN PLANNING _____ RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING CONDITIONAL USE PERMIT REQUEST PA 89-097 JL CONSTRUCTION - DUBLIN MEADOWS FOR A PROPOSED MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT OF 206 UNITS PROPOSED OVER A 17.45+ ACRE PROPERTY SOUTH OF AMADOR VALLEY BOULEVARD BETWEEN THE SOUTHERN PACIFIC RIGHT-OF-WAY AND ALAMO CREEK WHEREAS, JL Construction requests approval of a Conditional Use Permit to allow modification to the approved Land Use and Development Plan for the Heritage Commons (Phases 2-4); and WHEREAS, Section 8-31.18 of the Zoning Ordinance establishes the Conditional Use Permit process as the mechanism to allow consideration of minor modifications to approved Land Use and Development Plans; and WHEREAS, the Planning Commission held a public hearing on said application on September 18, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the PD, Planned Development District and Tentative Map 5803 covering the Heritage Commons (Phase 2-4) project (City Council Resolution No. 30-89); and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove 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 Dublin Planning Commission does hereby find that: a. The Conditional Use Permit request is substantially consistent with the intent and requirements set forth within the Conditions of Approval covering this property. Specifically, the request is substantially consistent with the requirements set forth by Resolution No. 32-89 of the Dublin City Council (PA 88-009.1 Planned Development Rezoning) and Resolution No. 33-89 of the Dublin City Council (PA 88-009.2 Tentative Map 5883). b. The approval of the Conditional Use Permit and Site Development Review requests will be consistent with the Dublin General Plan. c. The Conditional Use Permit will not have a significant environmental impact. A Mitigated Negative Declaration of Environmental Significance for the Rezoning and Tentative Map applications (PA 88-009.1 and .2) has been previously issued covering the proposed residential project. d. The Conditional Use Permit request is appropriate for the subject property in terms of being compatible to existing and planned land uses in the area, will be visually attractive, will not overburden public services, and will provide housing of a type and cost that is desired, yet not readily available in the City of Dublin. e. The Conditional Use Permit request 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 improvement. f. General site considerations, including site layout, vehicular access, circulation and parking, setbacks, public safety and similar elements, have been designed to provide a desirable environment for the development. g. General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site building materials, colors and similar, elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of planned future land uses. h. General landscape considerations, including the locations, provisions for irrigation, maintenance and protection of landscaped areas and similar elements, have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment for the public. i. 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, and the site is in a good location regarding public services and facilities. CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to issuance of building permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. 1. Except as specifically modified or elaborated upon by the conditions listed below, development of the 17.45+ acre - 206 unit project shall conform to the Conditions of Approval established by Resolution Nos. 30- 89, 31-89, 32-89, 33-89, 34-89 and 35-89 of the Dublin City Council, approved on April 10, 1989, for City File PA 88-009.1 and .2 (See Attachments 2 through 7). 2. Except as specifically modified elsewhere in these conditions, development shall be generally consistent with the following submittals: a. Detailed project description for Dublin Meadows - as described by the written statement dated received July 28, 1989 and the Environmental Assessment Form submitted with the application and also dated received July 28, 1989. b. Architectural elevations and floor plans prepared by James Guthrie & Associates, consisting of seven sheets and dated received August 29, 1989. c. Preliminary landscape plans prepared by HRP LanDesign Associates, consisting of one sheet and entitled "Heritage Commons" and dated received July 28, 1989. 3. Except as may be specifically provided for within these conditions of approval, the development shall comply with City of Dublin Site Development Review Standard Conditions (see Attachment 8). 4. Except as may be specifically provided for within these conditions of approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements (see Attachment 9). 5. The Developer shall complete and submit the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement (see Attachment 10). 6. The Conditional Use Permit approval shall be valid until September 18, 1991. The approval period for the Conditional Use Permit may be extended one (1) additional year (Applicant must submit a written request for the extension prior to the expiration date of the Conditional Use Permit) by the Planning Director upon his determination that the conditions of approval remain adequate to assure that the above stated findings of approval will continue to be met. Failure to exercise the approval, or to make substantial progress in completing the project, will cause the permit to become null and void. -2- 7. The final color scheme for this project shall be submitted for review and approval as part of this Site Development Review application. 8. Textured project entry pavement treatment shall be supplied at the project entry off of Amador Valley Boulevard. The design, materials, dimensional layout and traffic signing for the entry pavement areas shall be subject to final review and approval as part of the project's final construction drawings. 9. The striping and signing of internal roadways shall be subject to review and approval by the City Engineer prior to installation. Internal roadways shall be posted as private streets. Parking area striping and signing shall include small car, handicapped and visitor parking information. Use of double striping for parking spaces is encouraged. 10. Unless specifically provided for within the Project Improvement Plans, parking of recreational vehicles (as defined in Section 8-22.51 of the City Zoning Ordinance) within this project is specifically prohibited. Said restrictions shall be prominently outlined within the lease agreements for all project tenants and, as applicable, the Terms of Sale Agreement for individuals purchasing units in the condominium project. Copies of such documents shall be submitted to the Planning Department. 11. The area which encompasses Alamo Creek shall be offered to the Alameda County Flood Control and Water Conservation District (Zone 7) for dedication and matinenance, including portions of Alamo Creek which are within the Dublin Housing Authority property. 12. The entire length of the south maintenance road shall be constructed in it's entirety, including, said portions which are adjacent to the Dublin Housing Authority. The minimum pavement section shall be two (2) inches of asphalt concrete over 4 inches of base material. Soil's information and pavement design shall be submitted to the Public Works Department for further review. 13. All improvements to Alamo Creek shall be reviewed and approved by ACFCWCD (Zone 7) requirements. Prior to beginning improvements within the creek, the Applicant shall provide the City of Dublin with written compliance by Zone 7. 14. Mitigation measures and monitoring program specified in City Council Resolution No. 30-89 and 31-89 are made a part of these Conditions of Approval. 15. All conditions of approval listed in Planning Commission Resolution No. (approving the Site Development Review for PA 89-097) shall be fully complied with in conjunction with the approval of this Conditional Use Permit. 16. This Conditional Use Permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 18th day of September, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director -3- RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW CONCERNING PA 89-097 DUBLIN MEADOWS - JL CONSTRUCTION WHEREAS, JL Construction is requesting concurrent Site Development Review and Conditional Use Permit approval for said 206 apartment/condominium units; and WHEREAS, the Planning Commission did hold public hearings on September 18, 1989; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review and Conditional Use Permit be approved subject to conditions prepared by Staff; and WHEREAS, the City Council did hear and consider all said reports and recommendations herein above set forth; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for this project (City Council Resolution No. 30-89). NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. The project will promote orderly, attractive, and harmonious development in that general architectural considerations, including the character, scale, and quality of the design, the architectural relationship with the site building materials, colors and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of planned future land uses. 2. The project recognizes environmental limitations on development by preserving the natural features of the creek to the maximum extent, providing noise controlled environment where interior noise levels may exceed local and state standards, and providing for off-site circulation improvements. 3. The project will stabilize land values and investments in the area in that it is compatible to existing and planned land uses in the area, will be visually attractive, will not overburden public services, and will provide housing of a type that is desired in the City of Dublin. 4. The project will promote the general welfare as it meets the specific intent clauses or performance standards of the City of Dublin zoning regulations and the General Plan. 5. The project is properly related to its site, surroundings, traffic circulation, and its environmental setting. BE IT FURTHER RESOLVED THAT THE Planning Commission approves Site Development Review PA 89-097 subject to the conditions listed below: CONDITIONS OF APPROVAL: Unless otherwise specified, the following conditions shall be complied with prior to issuance of building permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. -1- GENERAL REQUIREMENTS: 1. This approval is for a Site Development Review of 206 multi-family dwelling units along with on-site recreation facilities, consistent with the following submittals. Except as specifically modified or elaborated upon by the conditions listed below, development of the 206 unit apartment/condominium project shall conform to the Conditions of Approval established by Resolution Nos. 32-89 and 33-89 of the Dublin City Council, approved on March 27, 1989 for City File PA 88-009.1 and .2. Except as specifically modified elsewhere in these conditions, development shall be generally consistent with the following submittals: a. Conceptual site plan, floor plans, and elevations prepared by James Guthrie and Associates for JL Construction, consisting of 18 sheets and dated received August 29, 1989 (Site Plan and Architectural Plans). b. Conceptual landscape plan prepared by HRP LanDesign consisting of one (1) sheet and dated received July 28, 1989. Collectively, these materials shall serve as "Exhibit A" for this project and shall be maintained on file with the Planning Department. 2. Mitigation measures and monitoring program specified in City Council Resolutions 30-89 and 31-89 are made a part of these Conditions of Approval. The Applicant/Developer is expected to fully comply with all conditions established in those resolutions. 3. Except as may be specifically provided for within these Conditions of Approval, the development shall comply with City of Dublin Site Development Review Standard Conditions (see Attachment 8). 4. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements (see Attachment 9 of PD Rezoning Conditions of Approval). 5. Except as may be specifically provided for within these Conditions of Approval, the development shall comply with the City of Dublin Preliminary Residential Condominium Guidelines (Attachment 11). 6. Private vehicular accessway requirements (e.g. widths) delineated in Attachment 8 shall be observed unless otherwise noted on the Site Plan dated received August 29, 1989. 7. The Developer shall complete and submit the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement (see Attachment 10). 8. The Site Development Review approval shall be valid for two (2) years from the date of approval. The approval period for the permit may be extended one additional year (Developer must submit a written request for the extension prior to the expiration date of the permits) by the Planning Director upon a determination that the Conditions of Approval remain adequate to assure that the above stated Findings of Approval will continue to be met. Failure to exercise the approval, or to make substantial progress in completing the project (significant above ground construction based on valid building permits), will cause the permit to become null and void. 9. Construction plans shall clearly show the location, design and materials used for any project fences, walls, gates and retaining walls. The design, location and materials used for these items are subject to review and approval by the Planning Director. Wooden fence posts and any other wooden fence members in direct contact with the soil shall be pressure treated, unless an alternative treatment/material is approved by the Building Official. -2- 10. All construction shall be limited to take place between the hours of 7:30 a.m. and 6:00 p.m., Monday through Friday, except as may be approved in advance in writing by the City Engineer. Weekend work in the vicinity of adjacent occupied residential units is prohibited. 11. A condominium plan shall be filed for this property prior to occupancy of any unit. 12. Prior to the issuance of building permits, the Developer shall document that the Ordinance requirements of the Dougherty Regional Fire Authority (DRFA) have been, or will be, satisfied (Attachment 12). 13. Construction plans submitted for building permits shall include details on design, dimensions, locations and materials for the swimming pools, spa, tot lots, tennis court, sports court, basketball court, and trash enclosures. These details are subject to review and approval by the Planning Director. 14. A street naming and numbering system based on the City address grid system must be submitted for review and approval by the Building Inspection Department prior to the issuance of building permits. SITE PLANS 15. Exceptions to the standard setback requirements as established for PA 88-009.1 by City Council Resolution 32-89 and shown on Attachment 4 are granted as follows: a. Building 2 - may observe 10 feet setback from property line. b. Building 7 - a minimum 10 foot setback from parking area shall be provided; exceptions are granted to allow 8 feet from creek fence and 10 feet from private road at south corner of building. c. Building 10 - building may observe a 9 foot creek fence setback at east corner and 9 foot private street setback at south corner. d. Building 11 - southside building appurtenance may observe a 5 foot setback from creek fence to provide a 15 foot setback at northeast corner. e. Building 22 - south corner may observe a 10 foot setback from property line. f. Building 2 appurtenance and Building 1 setback shall be reduced to 17 feet to allow Building 1 to observe 15 foot setback from property line. 16. Building 3 setback from the loop road shall be to at least 12 feet. 17. Building 26 shall observe a minimum 12 foot setback from the creek fence where pathway passes between building and the fence. 18. Mailbox locations shall be approved by the U.S. Postal Service prior to acquiring building permits. Written confirmation of said approval shall be supplied to the Planning Department. 19. All uncovered parking spaces shall be shown to be at least 9 feet in width and 18 feet in length. Compacts shall be shown to be at least 8 feet in width and 16 feet in length. A 2 foot overhang (into a landscaped area) is permitted. 20. A minimum parking ratio of 2.15 spaces per dwelling unit shall be provided. A maximum of 50% of the uncovered spaces may be for compact cars. 21. Parking shall be permitted only in approved parking stalls. No parking is permitted along street. No storage of vehicles or other items is permitted in any parking areas. -3- 22. A minimum of 15% of the total parking spaces shall be marked for visitor use only. One carport or garage space shall be assigned to each dwelling unit. The remaining parking spaces shall be unassigned. LANDSCAPE PLANS 23. The root shields utilized throughout this project shall be by Deep Root Control Products, made of high impact polystyrene, or of an equivalent design, as determined acceptable by the City Engineer. The locations where root shields shall be utilized shall be subject to review and approval by the City Engineer. 24. Transformers, irrigation control boxes, backflow devices, valves, and the like, shall be enclosed in vaults, fencing and/or painted out and landscaped, as determined acceptable to the Planning Director. 25. Plant materials shown on the Conceptual Site Plan are generally acceptable. The Project Landscape Working Drawings shall specifically note the number and location of each species proposed. The Podocarus Gracillior may be too temperature-sensitive for the Dublin area and a different project street and parking tree shall be considered. Annamomum Camphora shall be replaced with another tree species that would be faster growing, with less competitive root system and less suspectible to root rot. The final plant materials are subject to review and approval by the Planning Director prior to submittal of Project Landscape Working Drawings. 26. The final internal pedestrian walkway system shall be submitted as part of the Project's Landscape Working Drawings, and will be subject to review and approval by the Planning Director. 27. A plant watering and maintenance program for non-creek areas shall be submitted to the Planning Director for review and approval. Separate winter and summer watering schedules shall be established. Watering of trees shall be restricted to deep watering two to three times per month. First year watering and mainteannce programs to establish plants shall be specified. 28. Main pedestrian walkway shall be extended from the recreation area in Phase 3 and connect to Amador Valley Boulevard sidewalk. Wheelchair ramps per Title 24 shall be provided at each street (private or public) crossing. IMPROVEMENTS/PLANS 29. Prior to filing for building permits, complete project improvement plans, including precise plans and specification 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 to and approved by the City Engineer. 30. Construction Plans shall include design and location details for vehicular traffic signing (e.g. stop signs, street name signs) throughout the project site. The striping and signing of internal roadways shall be subject to review and approval by the City Engineer prior to installation. Internal roadways shall be posted as private streets. Parking area striping and signing shall include small car, handicapped and visitor parking information. Use of double striping for open parking spaces is encouraged. 31. Prior to approval of improvement plans, the Developer shall document that the requirements of Zone 7 have been, or will be, satisfied (Attachment 13 outlines Zone 7's requirements). 32. The Applicant shall submit a Private Vehicle Accessway Agreement for review and approval by the City Engineer and City Attorney. The Agreement shall serve to establish a contract which will enable the City to provide specified maintenance service on the vehicle accessways in the event the Developer or the Homeowner's Association fails to so maintain them (see Sample Agreement - Attachment 14). -4- 33. Details of the textured concrete walks and the stamped concrete entryways and crosswalks shall be clearly delineated on construction plans. The design, materials, dimensional layout and colors shall be subject to review and approval as part of the Project Landscape Working Drawings by the Planning Director. 34. Unless specifically provided for within Exhibit A, parking of recreational vehicles (as defined in Section 8-22.51 of the City Zoning Ordinance) within this project is specifically prohibited. Said restrictions shall be prominently outlined within the Rental Agreements and Terms of Sale Agreement for individuals purchasing units in the project. Upon request, copies of such documents shall be submitted to the Planning Department. 35. A 10-foot wide concrete paving strip shall be provided across each entrance. The main entry paving strip shall align with the lip of gutter on Amador Valley Boulevard and textured paving stones on project interior. 36. If occupancy is requested to occur in phases, then all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Construction-Phased Occupancy Plan approved by the Planning Department. Said plan shall be submitted a minimum of 45 days prior to the occupancy of any unit covered by the plan. 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 Construction-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. Any approved Construction-Phased Occupancy Plan shall indicate the proposed timing of completion of the project recreational facilities. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from all occupants or tenants for the portions of the project to be occupied, and shall be filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the Developer and Buyer, if applicable. 37. A grading permit shall be obtained prior to any grading of the site. 38. An encroachment permit is required for all work in the public right-of-way. 39. Existing storm drain lines shall be relocated and easements abandoned and rededicated as required to avoid building areas. 40. As-built drawings showing the locations of all underground utilities (water, storm and sanitary sewer, gas, electric, telephone and cable TV) shall be provided to the City. ARCHITECTURAL/BUILDINGS 41. Exterior colors and materials for the structures shall be subject to final review and approval by the Planning Director and shall be shown on constructions plans. A colors and materials sample board shall be submitted with construction plans when applying for building permits. 42. All ducts, meters, and other mechanical equipment on the structures shall be effectively screened from view with materials architecturally compatible with the main structures. The method used to accomplish this shall be clearly delineated on construction plans and shall be subject to review and approval by the Planning Director. 43. Unit security shall contain: dead bolt locks with security strike plates on all entry doors; a 180 degree peephole on all entry doors; positive window locks; pin locks on all sliding glass doors; dead bolt locks with security strike plates or hardened padlock hasps on all exterior unit storage areas. 44. Exterior lighting shall be provided on stairwells, dwelling entrances and by street and unit numbers. -5- 45. A minimum of 120 cubic feet of special storage shall be provided for each unit. Architectural plans shall clearly indicate 120 cubic feet of usable and water proofed storage space. Clear access shall be provided to water heater, furnace and other utility equipment. SIGNS 46. Signs established for the project (other than traffic regulatory signs) shall be subject to review under a separate Planning Department application. No signs shall be installed on the site without prior Planning Department review and approval. 47. Design and location of address directories shall be approved by the Planning Director and Dougherty Regional Fire Authority (DRFA) prior to occupancy of any unit. 48. No off-site subdivision signs shall be utilized within the City limits until the appropriate Conditional Use Permit approvals are secured. MISCELLANEOUS 49. The recreation area pool shall incorporate use of solar collector panels. The type of panel utilized shall be subject to approval of the Planning Director. The Developer shall supply documentation that the number, size and location of the panels utilized shall suffice to provide adequate pool heating for a reasonable length of time in each calendar year. Heating of the pool may be supplemented by gas heaters. The use of pool covers may be used in place of or in conjunction with solar heaters providing the Applicant can demonstrate reasonable energy conservation to the satisfaction of the Planning Director. 50. The developer shall comply with all requirements of the Dublin San Ramon Services District Water Department and provide documentation that all Ordinance requirements have been, or will be, satisfied. This documentation shall be submitted prior to the issuance of building permits. 51. New exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be minimized to provide for security needs only. 52. All conditions of approval listed in Planning Commission Resolution No. (approving the Conditional Use Permit) shall be fully complied with in conjunction with this Site Development Review approval. 53. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of the Final Action Letter. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated Final Action Letter attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non- city agencies prior to the issuance of building permits. 54. This approval shall be revocable for cause in accordance with Section 8- 90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 18th day of September, 1989. AYES: NOES: ABSENT: Planning Commission Chairman ATTEST: Planning Director -6- im"..4.4.44\\ JL CONSTRUCTION COMPANY 1811;:,•o%ita Road.Suite 205,Pleasanton.Colifornia 94566,Telephone(415)846-2501,FAX(415)?46-2485 July 28, 1989 PAS°t-CA7 John Donahoe RECEIVED Project Planner Planning Department JUL 281989 City of Dublin 6500 Dublin Blvd.; Suite D DUBLIN PLANNING Dublin, California 94568 Re: JL Construction Company's Conditional Use Permit/Site Development Review Application Dear Mr. Donahoe, As we discussed, JL Construction Company has recently acquired the 17 acre property previously known as the Heritage Commons project. It is adjacent to the completed Heritage Commons condo project, and since we have not yet named the project we informally call it JL/ Dublin II site. We are now submitting for a Conditional Use Permit/ Site Development Review for some minor revisions which we are pro- posing to enhance the project. Our project architect, James Guthrie of Guthrie and Associates, has detailed the revisions in the attached letter. Basically, the changes which we are proposing were our effort at improving and up- grading the original Heritage Commons project without modifying the approved site plan and overall concept any more than necessary. We have reviewed all of the Planning Department documents and are aware of the amount of time invested in staff review, public hear- ings, and citizen involvement of the approved project. Therefore, our proposed revisions to the JL/Dublin II site are minor in nature in order to avoid repetition of the good city review previously completed. Since the Conditional Use Permit/Site Development Review will be relatively minor, we hope that you will be able to schedule us for 4 the August 21, 1989, Planning Commission hearing. Please inform me if you need any other information or material to expedite the processing of this JL/Dublin II project. I can be reached usually at our Carlsbad office, (619)431-9844. Thank you for your assis- tance. / Sincerely, 1/ /" �.�,.. 'i i! s3 �., y' 6/(�SLc t/ /GvGICGGltil(i ' 1 JL CONSTRUCTION COMPANY . y 5y •ri • ar eve j i Lise Strandgaard JAMES GUTHRIE $c ASSOCIATES, INc. ARCHITECTURE & PLANNING July 26, 1989 RECEIVED - Mr . John Donahoe JUL 281989 City of Dublin Planning Department 6500 Dublin Blvd. DUBLIN PLANNING Dublin, CA Re : Heritage -Commons Condominiums - Revised Design Submittal - Dear Mr. Donahoe: Attached herewith please find appropriate copies of all documents and • plans for the above referenced project for submittal for a Conditional TJse Permit . As you are aware, this development has been modified from the original CoastFed Properties concert to fit the needs of the new owner JL Construction Company. Our firm has been requested by JD Construction Company to restudy and modify the existing design drawings to enhance the overall concept of the Irc.'ect by making the complex more responsive to the multifamily marketing goals that we have found are extremely important for a successful complex. These goals include, private garages, - larger floor • plans, varied recreational amenities, and appealing architecture. Our firm' s initial reaction to the original design concept was that the project was well conceived and that an extensive amount of time had been devoted to careful site planning in order to nestle the buildings into a difficult site with many constraints. We feel that the site is as spectacular in character as it is challenging to site plan, and I think that the original architect did an outstanding job in his site plannina_ efforts. We did feel that there were, however, many areas that could be improved and that the original very good concept could be made into an outstanding residential development . We also felt that it was important to consult with the adjacent- Heritage Commons Homeowners Association to obtain their input as we modified t:h: concept . To that end, we have had three meetings with representatives of the Board of Directors of the Association to present our ideas and to determine their concerns . As You have requested, we are submitting this itemized description of our modifications to the concept to expedite your review as well as to farAiiari:e the city staff with the changes that have been made. The following represents the revisions to the project . 1900 SOUTH NORFOLK ST., SUITE 336, SAN MATEO, CA. 94403 (415) 572-1911 FAX (4-15) 572-0977 Mr . John Donahoe July 26, 1989 Page Two SITE PLAN 1 . Realigned driveways as required by the conditions of approval . The two areas required to be changed were the entry drive south of the entry circle at the recreation area and a softening of the curve of the .same drive at th:e first bridge. 2 . Modified slightly the layout of the driveways based upon .more precise plotting of the site plan,y-� where we discovered that the r r gina� plan �3-_lZ not won-. as mown. ,i . Changed 1UU of the 2U4 carports into enclosed garages . 4 . Deleted one tennis court and added a basketball court and volleyball court `or inc:eased utilization of all residents . • 5 . R•em'oved rcreation facilities from within a • residential bu____:i__ct a..t created a separate recreation center • building housi* vastly greater facilities. 6 . Revised building footprints based upon new unit plan modifications, keeping all buildings in the same basic locations . 7 . Improved all building setbacks and separations. Where the old plan required many variances from required setbacks, the new • plan conforms in ALL areas to the zonina -requirements. 8 . Revised parking layout in the central area. We discovered in accurately plotting the plan that in realigning the driveway as required by the conditions of approval that this revision would not allow the buildings and parking bay on the west of the drive to fit at all . So we modified the parking to correct the problem. UNIT PLANS • 1 . Increased quantity of one bedroom units by 30 . Decreased two bedroom units by 26 . Decreased three bedrooms by 4 . The above adjustments were made to meet JL Constuction Company' s marketing projections based on experience at their other protect located in the immediate area; Amador Oaks. This change also , enabled us to respond to a concern of the homeowners association regarding the sizes of units by increasing all units substantially in size as reflected in the attached unit comparison chart . Mr. John Donahoe July 26, 1989 Page Three 2 . Added fireplaces to every unit . Added side-by-side washers and dryers in place of stacking tyre. Added walk-in closets . Increased room sizes . Increased glazing sizes. Increased ceiling heights on all ground floor units . • ARCHITECTUJRE -• Changed the style of design rpm a very contemporary type to a more traditional, softer mission style, while maintaining the same material types; stucco and concrete tile. This also • eliminated all flat roof areas which are prone to water leak • problems . It is, in our ooinion, a more compatible design, style to surrounding developments . SUMMARY The above constitutes the changes made to the project . As stated, the project was initially well conceived, and our modifications have been directed at improving and upgrading the concept without changing the approved site plan and overall concept any more than necessary. • Thank you for your assistance. • Sincerely, Jim Guthrie Project Architect _ HERITAGE AGE COMMONS UNIT PLAN SIZE COMPARISON TYPE OLD/NEW PREVIOUS PROPOSED + 1 BEDRM 56/86 A 660 S.F. A 806 S.F. 146 1 BEDRM Al 723 S.F. 63 2 BEDRM 110/84 B 940 SF. B 1007 S.F. 67 2 BEDRM B1 1080 S.F. 140 3 BEDRM 40/36 C 1100 S.F. C 1215 S.F. 115 RECE1VE JUL 281989 DUN PLANNING r1 RESOLUTION NO. 30 - 29 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN • ADOPTING A MITIGATED NEGATIVE DECLAPATION OF ENVIRONMENTAL SIGNIFICANCE FOR THE PLANNED DEVELOPMENT (PD) REZONING, TENTATIVE MAP 5283 AND SITE DEVELOPMENT REVIEW REQUESTS FOR A PLANNED RESIDENTIAL DEVELOPMENT OF 206 DWELLING UNITS, AND COMMON OPEN SPACE PROPOSED OVER A 17.45+ ACRE PROPERTY SOUTH OF AMADOR VALLEY BOULEVARD, SOUTH AND EAST OF STAGECOACH DRIVE, COLLECTIVELY REQUESTED UNDER PA 88-009.1, .2 AND .3, HERITAGE COMMONS PHASE 2-4, COASTFED PROPERTIES, CASDEN COMPANY WHEREAS, Casden Company submitted a request that the City rezone to a Planned Development (PD) District 17.45+acres lying south of Amador Valley Boulevard with concurrent requests for Tentative Map and Site Development Review approval covering the Planned Residential Development; and WHEREAS, the California Environmental Quality Act (CEQA), as amended together with the State's administrative guidelines for implementation of the California Environmental Quality Act and City Environmental regulations, requires that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, pursuant to Public Resources Code Section 21000 et. seq., a Mitigated Negative Declaration of Environmental Significance has been prepared by the Dublin Planning Department with the project specific mitigation measures outlined in Staff's Environmental Assessment dated December 7, 1988, regarding: 1. Biological Resources 2. Traffic and Circulation 3. Noise 4. Archaeology 5. Slope Stability, Foundation Support, Consolidation 6. Nuisances 7. Conservation WHEREAS, the Planning Commission did review and consider said Mitigated Negative Declaration of Environmental Significance at its meetings of December 19, 1988, January 17, 1989 and February 21, 1989; and the Planning Commission adopted Resolution No. 89-006 recommending approval of the Mitigated Negative Declaration; and WHEREAS, the City Council did hold a public hearing on March 27, 1989 on said Mitigated Negative Declaration; and WHEREAS, proper notice of said public hearing was given as legally r..quIr.a; .nu • S9, ,4 2 PASS-009:Reso CC (ND) 3/27/ ]- '� ' WHEREAS, the City Council determined that the project, PA 88-009.1, .2 and .3, has been changed by the Applicant and/or the Applicant has agreed to provide mitigation measures resulting in a project that will not result in the potential creation of any significant environmental impacts identified in the Environmental Assessment. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council finds that the Mitigated Negative Declaration of Environmental Significance has been prepared and processed in accordance with State and Local Environmental Law and Guideline Regulations and that it is adequate and complete. PASSED, APPROVED AND ADOPTED this 27th day of March, 1989. AYES : Councilmezbers Hegarty, Jeffrey, Vorheeder and Mayor Moffatt • NOES: None • ABSENT: Councilmenber Snyder i i 7 /' )/ '41)/ i 1 Mayor ,`. J ATT 7'77: J -/L-4 C. -442-6,_____ City Clerk U -2- [FA SS-009:Reso CC (ND) 3/27/S9] r1 RESOLUTION NO. —31 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A REPORTING OR MONITORING PROGRAM FOR THE PLANNED DEVELOPMENT (PD) REZONING, TENTATIVE MAP AND SITE DEVELOPMENT REVIEW REQUESTS OF 206 DWELLING UNITS AND COMMON OPEN SPACE PROPOSED OVER 17.45+ ACRE PROPERTY SOUTH OF AHADOP VALLEY BOULEVARD, SOUTH AND EAST OF STAGECOACH DRIVE, COLLECTIVELY REQUESTED UNDER PA 88-009.1, .2 AND .3 HERITAGE COMMONS PHASE 2 THROUGH 4, COASTFED PROPERTIES, CASDEN COMPANY WHEREAS, Casden Company submitted a request that the City rezone to a Planned Development (PD) District 17.45+ acres lying south of Amador Valley Boulevard with concurrent requests for Tentative Map and Site • Development Review approval covering the planned residential development; and WHEREAS, the project has been reviewed for environmental impacts pursuant to the California Environmental Quality Act (CEQA) together with the State Administrative Guidelines; and WHEREAS, a Mitigated Negative Declaration of Environmental Significance was prepared by the Dublin Planning Department with project specific mitigation measures; and WHEREAS, the City Council has adopted the Mitigated Negative Declaration in Resolution 30 - 89 at a public hearing; and WHEREAS, the Planning Commission has recommended City Council adoption of the Monitoring Program in Resolution 89-007; and WHEREAS, the City Council reviewed the Staff Report which recommends that the project be approved subject to specific mitigation measures; and WHEREAS, the California Public Resources Code Section 210S1.6 requires that the City adopt a Reporting or Monitoring Program for the changes to the project which the City has adopted in order to mitigate or avoid significant effects on the environment. [PASS-009:Reso CC (Monitor)] tw ..Ilium NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council approves the Monitoring Program dated December 14, 1988, and attached hereto as Attachment 1. PASSED, APPROVED AND ADOPTED this 27th day of March, 1989. AYES: Councilmembers Hegarty, J�"�-y Vonheeder and Mayor Moffatt NOES: None ABSENT: Councilmember Snyder • r !" Jr)/l Mayor 0/ ATTEST: e(7/(- C rc�r- ity Clerk v -9- [PASS-009:Reso CC (Monitor) ] n PA 83-009 HERITAGE COM:OnS • PD REZONING, TENTATIVE MAP AND SITE.DEVE1O?NETT RZVTEV Y..ONITOP-ING PROGRAM December 14, 1933 The Applicant shall be responsible for any and all costs incurred in monitoring mitigation measures. • . A. Biological Resources - Mitigation measures to protect biological resources will be monitored in the following manner: 1. Construction permits for grading improvements and buildings shall not be issued unless plans reflect tree preservation, tree revegetation and construction techniques specified in the Mitigated Negative Declaration. Cons--••-ion documents shall specify conformance. (Responsibility: Flaming Department) • 2. Final inspection of improvements will not be grated until all improvements specified or. the plans have been instituted. (Building Inspection Department; Planning Department; Public Lio •s Depart e t) 3. PlanningDepartment personnel will inspect the creek area approximately e•:e:y six months after i al inspection, until the creek area is tuned over to Zone 7, to assure that the creek vegetation is being prcperly maintained. (Planning Department) B. Traffic and Circulation - Final improvement plans shall include the design of the median l break on Amador Valley Boulevard. These improvements shall be bonded to assure that if the developer does not complete the work, the City can cause the work to be completed. (Public corks •• Depar^ent) • 2. Traffic impact-fees_will be collected prior to issuance of (Building Inspection Depar�-...) permits. building C. Noise 1. Building plans shall specify the 1) low air infiltration rate frames for the affected buildings and 2) the means b•: which these units will be mechanically ventilated or air-conditioned. (Building Inspection Department) PA ELt L D. Archaelogy l/ Construction plans or specifications shall state that project construction shall be stopped if archaeological materials are discovered so that the materials can be evaluated by a qualified archaeologist. (Planning Department) E. Slope Stability, Foundation Support, ,Consolidation 1. Copy of revised soils report shall be sbmitted with improvement plans. Construction permits will not be issued unless plans reflect recommendations in the soils report. (Public Works Department) F. Nuisances 1. Construction plans shall spe -ify dust :a_iative measures. Construction permits shallit5 specify hours cf operation. (Public Works Department) G. Conservation 1. Building permits shall not be issued unless plans i ndicate • individual gas meters for each unit. Building petits for pools shall not be issued unless solar heat_-_ is included. (3uildin g Inspection Department) • FACE.LL_CF . n • RESOLUTION NO. 32 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF'DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONING CONCERNING PA 88-009.1 HERITAGE COMMONS, SOUTH OF AMADOR VALLEY BOULEVARD BETWEEN THE SOUTHERN PACIFIC RIGHT-OF-WAY AND ALAMO CREEK • WHEREAS, CoastFed Properties is requesting the City rezone approximately 17.45 acres lying south of Amador Valley Boulevard bemween the Southern Pacific right-of-way and Alamo Creek (APN 941-2765-03/04) from Zoning Unit 1497 to a Planned Development (PD) District for a planned residential development of 206 multiple family residential units; and WHEREAS, the Planning Commission did hold public hearings on the project on December 19, 1988, January 17, 1989 and February 21, 1939; and WHEREAS, the Planning Commission adopted Resolution 39-008 recommending approval of PA 88-009.1; and WHEREAS, the City Council did hold a public hearing on said request on March 27, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the request be approved subject to conditions prepared by Staff and reflected in Planning Commission Resolution 89-008; and • WHEREAS, the City Council did hear and consider all said reports, • recommendations and testimony as herein set forth; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Sitnifican_e has been adopted by the City Council for this project as it will have no significant effect on the environment; and WHEREAS, the rezoning, as modified, is consistent with the City General Plan and Policies; and WHEREAS, the rezoning, as conditioned, will not have a significant environmental impact.: ant V a'ys�3p[PASS-009.1:Reso CC (PD) 3/27/S9] At 3 i) ' s�C±''�i , /1 WHEREAS, the rezoning is appropriate for the subject property in terms of being compatible to existing land uses in_.the area, and will not overburden public services; and WHEREAS, the rezoning 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; 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. NOW, THEREFORE, BE IT RESOLVED THAT THE Dubiln City Council does hereby approve the Planned Development (PD) Rezoning request PA 83-009.1 subject to the following Conditions of Approval. CONDITIONS OF APPROVAL: Unless otherwise specified, the following'conditions shall be complied with prior to issuance of building permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL REQUIREMENTS: 1. This approval is for a planned residential development of 206 multi- family dwelling units along with on-site recreation facilities, consistent with the following submittals. Except as specifically modified elsewhere in these Conditions, development shall be generally consistent with the following submittals: A. Conceptual site plan, floor plans, elevation prepared by the Casden Company for CoastFed Properties, consisting of six (6) sheets and dated received December 12, 1988 (Architectural Plans) and one (1) sheet dated received October 28, 1988 (Site Plan). B. Conceptual landscape plan prepared by Robert Bucci Associates, consisting of one (1) sheet and dated received November 7, 1988. C. Tentative Tract Map 5883 prepared by Bissel & Xarn, Inc. consisti-:_ ' of one (1) sheet and-dated received October 26, 1988. Collectively, these materials shall serve as Exhibit "A" for this project and shall be maintained on file with the Planning Department. 2. Site Development Review approval for this project shall be secured prior to issuance of building permits. 3. Except as may be specifically provided for within these Conditions of Approval, the development shall be subject to the requirements of the R-S zoning district. [PASS-009.1:Reso CC (PD) 3/27/89] n 4. Any exterior modifications such as trellises, sunshades, patio covers, or fences or other accessory structures must comply with a master plan that is architecturally compatible with approved project design, and approved by the Planning Director for this development prior to permit issuance for the development. The master plan shall remain on file with the City as a guide for future modifications by individual owners. 5. Except as may be specifically provided for within these conditions of approval, the development shall comply with City of Dublin Site Development Review Standard Conditions (see Attachment A). 6. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements (see Attachment B). 7. Approval of this Planned Development is for two (2) years as is specified in Section 8-31.2(b) of the Zoning Ordinance. A formal project phasing schedule shall elaborate on this requirement and detail timing of construction of all major project improvements. 8. If the subject project is not subdivided, as proposed under Tentative Tract Map 5883, 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. 9. Mitigation measures and monitoring program specified in City Council Resolutions 30-89 and 31-89 are made a part of these Conditions of Approval. AIR QUALITY 10. Particulate Control A. Dust control measures, as approved by the City Engineer, in conjunction with the project's improvement plans, shall be followed at all times during grading and construction operations. Construction areas shall be sprinkled during periods when work is proceeding and during other periods, as required, to minimize the generation of dust. B. Graded slopes over 5 feet in height shall be revegetated and hydromulched upon completion of grading operations if to be unlandscaped through the winter season. Where feasible, hydromulch shall be installed in stages. C. To the extent feasible, phased project construction shall balance cut and fill to avoid off-hauling, or import of material aloe; roadways. 3- [PASS-009.1:Reso CC (PD) 3/27/89) BIOLOGICAL RESOURCES 11. Loss of Major Trees A. Trees identified in the Tree Report, prepared by HortScience, Inc. on October 5, 1988, and the Addendum prepared November 11, 1988, shall be preserved and protected. The project shall implement the • Tree Preservation Design, Construction, and Maintenance Guidelines contained in the Tree Report. ''Within the creek channel, the Applicant shall have the responsibility for implementing these guidelines for a minimum period of one (1) year from the completion of construction, or until the Alameda County Flood Control District or other public entity accepts the channel, whichever is later. B. During site preparation and construction, 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. C. A revegetation plan for the creek shall be prepared and implemented which includes the replanting of native species on disturbed areas. The revegetation plan shall include provisions to aid new trees during early years through irrigation, fertilization, deer protection and disease prevention. Areas where existing vegetation shall remain shall be marked on plans. D. 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 6 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. E. 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 planned to be preserved shall be altered. Placement of rip-rap within the drip line is permitted under supervision of a qualified horticulturalist and as specified in Condition "11-L" below. F. 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. G. Supplemental irrigation for trees subject to stress shall be provided. H. Positive drainage away from tree trunks shall be established and water shall not be allowed to stand at the bass of the trees. I. Open areas around crets to be pr s'aall net be crubb,:d .,... grading activities are not required. -4- [PASS-009.1:Reso CC (PD) 3/27/89J n n J. Horticultural care, monitoring of pest population and the incidence of disease and control treatments when necessary, shall be provided. This measure shall apply to all trees with health classified by the Tree Report as A, B, or C and as identified by the tree preservation identification list as "preserved" or as having a good or moderate suitability of being preserved. K. Temporary fences shall be constqucted around the trees to be preserved to exclude all equipment from within the drip line. L. Placement of soil and/or rip-rap or other slope protection materials around the base of trees must be accomplished by hand, or with equipment that is not standing within the drip line of trees to be preserved. ' M. All wounds to trees to be preserved shall be repaired promptly, with such repair and pruning to be performed by a qualified arborist. 12. Riparian Habitat Loss A. Temporary fencing shall be provided during the construction for those areas of riparian habitat not intended to be included within the construction zone. B. An erosion and siltation control plan shall be incorporated within the grading plan for the project. C. A revezetation effort shall be implemented on all reconstructed channel banks as soon as possible after constriction is completed to enhance riparian habitat consistent with proper channel maintenance for flood control. Such revegetation plans shall include the following: (1) Use of trees, shrubs and vine species native to the region. (2) Use of shrubs with high wildlife value on the lower channel slopes. (3) Use of indigenous tree species, such as valley oak, live oak and buckeye, on the upper channel slopes together with shrubs and vines to approximate a natural riparian community. (4) Trees, shrubs and vines may be established from seeds, liner stock or small container stock (one gallon) or hydromulch where feasible. (5) Undertaking of an irrigation program to aid survival of woody plants during the first few summers. Where feasible, fixed irrigation shall be installed. -5- [PASS-009.1:Reso CC (PD) 3/27/S9] r1' e- (6) Inclusion within the revegetation plan of portions of the existing riparian corridor.which are intended to be left in their present condition, including provisions for native trees, shrubs and vines, where they do not now exist. (7) Obtaining the approval of Alameda County Flood Control District for the revegetation plan, which shall be consistent with Flood.Control maintenance requirements. (8) Provision of revegetation along the riparian corridor and the successful establishment of plantings. Subsequent maintenance and management of vegetation in the stream channel will be the Applicant's responsibility for one (1) year following completion of construction. 13. Construction Phase Impacts A. Except with the permission of the City Engineer, earth moving shall be undertaken and carried out during the dry season. B. Prior to winter rains, all bare ground shall be hydroseeded. If grading is undertaken during winter time conditions, a plan shall be submitted for stabilization and control of erosion. Such plan may include mechanical soil stabilization, sediment barriers, and settling ponds. • C. Conditions of the California Department of Fish and Game Stream Alteration Permit shall be followed to minimize erosion duric.. construction in the creek channel. 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 the riparian corridor and isolated trees from construction equipment, vehicular activity, and dumping of trash and debris, areas not intended to be graded shall be protected with temporary fencing. 14. Long Term Impacts Human use of the riparian corridor and stream channel shall be restricted and, where feasible, fencing erected for this purpose. ENERGY 15. All units shall contain standard and currently available energy saving 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. 16. All units shall be provided with separately metered pas for hot water. All meters shall be screened from view within an enclosure that is compatible in ds_gn, _.cat_... and mate_•_nl, _. 'h; ._ which it is to be installed. -6- [PASS-009.1:Reso CC (PD) 3/27/S9) 17. Exterior lighting fixtures shall be energy efficient, fluorescent or metal vapor lighting. 12. Landscape design shall incorporate use of solar shading for south- and west-facing walls. 19. Recreation area pools shall incorporate solar heaters. The developer shall submit documentation that the number, size, location and 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 may be supplemented by gas heaters. The use of pool covers may be used in place of or in conjunction with solar heaters providing the Applicant can demonstrate reasonable energy conservation to the satisfaction of the Planning Director. HYDROLOGY AND WATER QUALITY 20. Increased Flows A. A hydraulic analysis shall be prepared to demonstrate that sufficient capacity exists in the Alamo Creek channel to meet the future flows both of this project and future buildout of the Alamo Creek drainage. B. Six-foot black clad chain link fencing shall be installed along both sides of the creek. 21. Increased Erosion and Sedimentation A. Grading within Alamo Creek shall be limited to the period from April 15 through October 1 of each year. B. An erosion control plan shall be prepared by 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, hydromulching cut-and-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 requirements of Alameda County Flood Control District Zone 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 channel -7- [PASS-009.1:Reso CC (PD) 3/27/S9] r'1 f1 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 Tree Report, October 5, 1922 and Addendum, November 11, 1983, prepared by llortScience, Inc. MUNICIPAL SERVICES AND FACILITIES 22. Water Supply A. The project shall incorporate all reasonable water conservation measures including water conservation appliances and separate metering of gas for hot water heaters. The project Architect, or Civil Engineer, shall provide a letter to the Planning Director or Building Inspector stating the water conservant toilets, shower heads, and automatic dishwashers with low flow cycles will be installed in the units in this project. 23. Fire Protection A. All dwelling units within the project shall incorporate smoke detectors and spark arrestors on fireplaces. B. Maintenance roads for the creek shall be available for emergency access. Emergency access routes are subject to the approval of DRFA (Dougherty Regional Fire Authority). C. Fire hyrdants at the locations approved by DRFA shall be installed and operable, to the satisfaction of DR EA prior to combustible construction. Provision of raised blue reflectorized pavement markers shall be made in the center of the private vehicle accessways at each fire hydrant. D. Each building and residence unit shall include a lighted, clearly visible address. A lighted, clearly visible project directory shall be provided at all major project access 24. Police Protection A. Emergency access along the Alamo Creek channel maintenance road shall be developed. 25. Recreation 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 1.354 acres (0.009 acres/dwelling units x number of dwelling units). In lieu fees are equal to the then current value of one acre of the developable acreage of the area to be subdivided times parkland dedication. Parkland dedication credit may be available for on-site recreational facilities. Preliminary- calculations of dedication credit are 0.1333 acres. Final calculations on parkland -S- [FASS-009.1:Reso CC (PD) 3/27/S9] dedication credit are subject to review and approval of the Planning Director and City Engineer based on final improvements, site and landscaping plans. NOISE • 26. Second floor units in the four buildings nearest Amador Valley Boulevard (Buildings 23-26) shall have windows-and doors in low air infiltration rate frames as specified in the Noise Assessment prepared by Illingworth & Rodkin dated November 11, 1988. 27. The above described units must be mechanically ventilated or air conditioned to enable the occupants to close the windows for noise control. SITE DEVELOPMENT REVIEW SUBMITTAL 28. Open Space A. Deck dimensions for second floor elevations shall have a minimum dimension of seven feet, excluding fencing or railing and a minimum of 70 square feet in area. B. Private useable open space (patios) for ground level units shall be a minimum of 140 square feet in area. 29. 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. 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, west-facing units have sun-shading devices or landscape screening to prevent over-heating of units. D. Architectural design is compatible in color and finish with its surroundings. 30. The developer shall obtain written approval from the local postal authority on the location and site of mail receptacles. 31. At-grade patios shall be individually fenced and shall be supplied with soil preparation to accommodate future planting. Individual hose-bibs for each ground level unit patio area shall be provided by the developer. The hose-bibs may he left in a r "rhed-nn*" s,-,ra ,until su)h Lime rt oho units are put up for indi:_ .:::: s.:L. il:e ln-oi':- ,f the enclosed patio areas (regarding size and placement of concrete patio .9- [PASS-009.1:Reso CC (PD) 3/27/S9) • pads and the design of the enclosing fencing and retaining walls) shall be subject to review and approval as part of the Site Develpment Review submittal. 32. The developer's Engineer shall develop the expected truck length and turning radius criteria to use the private streets (fire equipment, delivery, garbage or moving trucks, etc.) and design the curb radii accordingly and submit this data and..'design criteria with the improvement plans. 33. Parking stalls shall be a minimum depth of eighteen (18) feet and a minimum width of nine (9) feet for standard-sized stalls and a minimum depth of sixteen (16) feet and a minimum width of eight (8) feet for compact-sized stalls. A two (2) foot overhang into landscaped areas may be included in parking stall length. 34. Special private storage areas of at least 120 cubic feet per unit shall be provided within or adjacent to each unit. Details of the location and design of these areas shall be subject to review and approval as part of Site Development Review submittals. 35. Information detailing the design, location and materials of all fencing, and of retaining walls over two feet in heizht, shall be subject to review and approval of the Planning Director. 36. 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. 37. Light standards (freestanding, pedestrian and/or wall mounted) utilized in this project shall be of a design which shields the light sources from 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. 38. 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, appropriately signed, shall be provided evenly throughout the project with their location and design as part of the Site Development Review submittal. 39. The use of entrance gates at any portion of this development are specifically disallowed unless architectural treatment, traffic and emergency access impacts are addressed and approved through the Site Development Review process. 40. A pedestrian circulation plan shall be submitted as part of the Site Development Review materials. The plan shall include section details of the pathway system and a detailed pedestrian walkway lighting plan. -10- [PASS-009.1:Reso CC (PD) 3/27/89) /1 r1 41. Signs established at entrances for project identification purposes shall be subject to review and approval as part of the Site Development Review submittal. SOILS, GEOLOGY AND SEISMICITY 42. Seismic Activity An updated Geotechnical Investigation Report shall be prepared and submitted with the project improvement plans. 43. Soils and Slope Stability A. All foundation design, grading operations and site construction work shall be consistent with the recommendations of the Geotechnical Investization Report, prepared by Bay Soils, Inc. and dated January 13, 1931, or the updated report, if different. B. No cuts or fill slopes shall exceed a slope of 2:1. Where possible, cuts or fills should be designed at 2.5:1 or flatter. C. All fills of sufficient height shall be keyed 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 slopes. E. Prior to any grading of the site, a detailed plan covering gradins (including phasing), drainage, water quality, erosion and sedimen- tation control for construction and the post-construction period shall be prepared by the project Civil Engineer and/or Engineering Geologist, and shall be approved by the City Engineer. Said plans shall include detailed design, location, and maintenance criteria of all erosion and sediment control measures. The plans shall attempt to assure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures. F. A report addressing the liquefaction danger to buildings adjacent to Alamo Creek shall be prepared. G. Sub-drains shall be installed in all existing natural drainages which are to receive material. Installation shall be per the requirements of the Soils Engineers. H. Full-time soils inspection by the Soils Engineer representative during mass grading operations shall be provided by the developer. I. All property including maintenance roads shall be graded to slope away from the creek to protect slopes from erosion. -11- [PASS-009.1:Reso CC (PD) 3/27/S9] J. 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. K. 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. L. All import soil brought onto fhe site shall be of a non-expansive nature. M. Where soil or geotechnical conditions encountered in grading operations are different from 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 b•y 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. 44. Mass Gradin, A. Cuts and fills shall be designed to balance whenever possible to avoid the need of offsite hauling. B. Cut-and-fill slopes shall be contour-rounded to conform as closel•: 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 miticate environmental and visual impacts of grading. 45. Engineered slopes shall be contoured to blend into the natural topography and shall not, to the extent feasible, exceed 2.5:1 slopes. TRAFFIC AND CIRCULATION 46. The developer shall construct a median break with left turn pocket at the project entry as described in the Traffic Study prepared by Abrams Associates, December 5, 19SS-. MISCELLANEOUS 47. 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. The four buildings closest to A.:.ador Valley Boulevard shall not exceed a maximum deviation of five feet from the pad elevations indicated en the Revised i n..a:j\e .3J :1:... .e:\'c .....L a�.. d.-.- received October 26, 19SS. -12- [PASS-009.1:Reso CC (PD) 3/27/891 n r� 48. If occupancy 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 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 Construction-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 owners and any and all occupants or tenants for the portions of the project to be occupied, and shall be filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the developer and buyer. 49. Prior to final inspection and occupancy of any units: A. Storm drainage facilities shall have been installed as approved by the City Engineer. B. Fire protection devices shall have been installed, be operable, and conform to the specifications of and inspections by the Dublin San Ramon Services District Fire Department. C. Cable TV hook-up shall be provided to each unit. D. As-built drawings showing the locations of all underground 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 as are approved by the Planning Director, shall have been installed. 50. 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, appurtenant structures, and irrigation system shall be provided to the City. A statement from the project Landscape Architect shall certify that the landscaping has been installed in accordance with tha plans and shall be submitted to the Building Official and Planning Director. 51. Should the project be phased: A. The undeveloped area shall be maintained as ac:eptable to DRFA and shall be kept free of trash and debris. B. Each phase shall be landscaped and developed sach that should construction of subsequent phases be delayed, the constructed phase(s) will appear as a completed prniect, -13- [PASS-009.1:Reso CC (PD) 3/27/S91 n n, 52. 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. B. 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 part 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 exteriors should not require repainting for at least five years. A reserve deposit may be established to cover the estimated prorated costs for the repainting of the units where repainting will be required prior to a 5-year period. D. A report by a licensed termite and pest control specialist certifying that the structures are free of infestation and structural damage caused by pests. 53. Should the units be initially occupied asa_rent units, all appliances shall either be replaced with new units or the initial buyers provided with a one-year's parts and warranty guarantee on all appliances at the time the units are put up for individual sale. 54. The developer shall provide guarantees that a minimum of 10% of the multi-family units in the project shall be maintained as rental units for a period of five years. The document providing said agreement shall be subject to review and approval by the City Attorney. Developer agrees that until the Condition has been satisfied, there shall be no conversion of condominium units for sale. 55. The minimum distances between buildings, building appurtenances and other project improvements shall comply with the chart in Attachment C The term "building" shall refer to the exterior side of building walls containing heated space. Exceptions to the standard setbacks are possible through review and approval by the Planning Director through the Site Development Review process. -14- [FASS-009.1:Reso CC (BD) 3/27/891 PASSED, APPROVED AND ADOPTED this 27th day of March, 1929. AYES: Councilmembers Fiegarty, Jeffrey, `lonheedar, and Mayor Moffatt NOES: None ABSENT: Councilmenber Snyder-2 .: _ ); ' -• • //1///*/ 1 Mayor P.TTEc "' { • City Clerk • -15- [PASS-009.1:Reso CC (PD) 3/27/S9] n P.ESOLUTION NO. 33 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP5883 CONCERNING PA 88-009.2 - HERITAGE COMMONS - CASDEN COMPANY WHEREAS, Casden Company requests approval to subdivide 17.45+ acres of land into a one lot subdivision creating a lot for multiple family residential (which is proposed for subsequent subdivision into residential condominium air-space units); 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 Planning Commission did hold public hearings on December 19, 1988, January 17, 1989 and February 21, 1989 and the Planning Commission adopted Resolution 89-009 recommending approval of PA 88-009.2; and WHEREAS, the City Council did hold a public hearing on said Tentative Map request on March 27, 1989; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, the Staff Reports have been submitted recommending that the Tentative Map be approved subject to conditions prepared by Staff; and WHEREAS, the City Council did hear and consider all said reports and recommendations as hereinabove set forth; and WHEREAS, pursuant to State and City Envirorental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the project (City Council Resolution No. 30-89); and WHEREAS, the City Council finds that the proposed Tentative Map will not have a significant environmental impact. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find: 1. Tentative Nap 5SS3, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tenc..t.ee ..a. ¢cc: as rr,diri.,;l. r.. General Plan as it applies to the subject property. [PASS-009.2:Reso CC (Map) 3/271 1 rr 5 3. Tentative Map 5883 will not result in the creation of significant environmental impacts. 4. Tentative Map 5883 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. 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 City Council approves Tentative Map 5883 - PA 88-009.2 subject to the conditions listed below: CONDITIONS OF APPROVAL Unless otherwise specified the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless othewise specified. GENERAL PROVISIONS 1. Approval of Tentative Map 5883 is subject to the subdivider securing final approval from the Dublin City Council for the Planned Development (PD) Rezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Rezoning action shall supersede 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 shall be secured prior to the recordation of the Final Map. ]FASS-009.2:Reso CC (TMap) 3/27] n h 2. Mitigation measures and monitoring program specified in City Council Resolutions 30-29 and 31-89 are made a part of these"Conditions of Approval. ALAMO CREEK • 3. Provide bank stabilization along Alamo Creek. Detailed bank stabilization plans shall be reviewed by the City Engineer and approved by the Alameda County Flood Control and Water Conservation District (Zone 7). 4. Fencing (of a design acceptable to ACFC fi WOO - Zone 7 and the City Engineer) shall be installed to the satisfaction of Zone 7 and the City Engineer along Alamo Creek prior to occupancy of any residential units in this project. 5. The maintenance road constructed for this project along the east side of the creek shall be paved for use as a possible future bike trail. The minimum pavement section shall be two (2) inches of asphalt concrete over 4 inches of base material. Soil's information and pavement design shall be submitted to the Public Works Department for further review. 6. Access to the Alamo Creek maintenance roads shall be available to emergency vehicles. Fencing and gates far access are subject to the approval of Zone 7. 7. Final creek stabilization and improvement plans are subject to review of soils report which might modify requirements for creek slope stabilization. ARCHAEOLOGY 8. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. 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. BONDS 9. 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 shall be prepared by a Landscape A::hitcc , tc_athe: ,:it:: a declaration that the lanc'scapm tns:allalien is in coniormance wit: the approved plans. [PASS-009.2:Reso CC (TMap) 3/27) -3- n n 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 surface 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 summary 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 recommen- dations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring ' was performed by a representative of the Soils Engineer. 4) A declaration by the project Civil Engineer or Land Surveyor that the finished graded building pads are within + 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades). COVENANTS, CONDITIONS AND RESTRICTIONS 10. Covenants, Conditions and Restrictions (CC&R's) shall be established fo: the development. The CC&R's shall be approved by the Planning Director prior to the recordation of the Final Map. The CC&R's shall be reviewed and approved by the City to assure that: a. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space, common parking and driveway areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, exterior of all buildings, and drainage and erosion control improvements. b. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior • to the time of purchase. c. The Association shall keep the City Planning 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. [PASS-009.2:Reso CC (TMap) 3/27] -4- /1 e. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowners' Association and the Conditions, Covenants and Restrictions applying to 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 CC&R'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. i. Restrict the recoloring, refinishing, or alteration of any part of the exterior or any building until the Cwner or Declarant first obtains approval from the related City of Dublin Departments. DRAINAGE 11. Roof drains shall be tied into the storm drain system in a manner approved by the City Engineer. 12. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 13. The improvement plans for Subdivision 4950 shall be examined by the Applicant's engineer to discover the actual location of the existing storm drain facilities extending from Subdivision 4950 across this property in a southerly direction to Alamo Creek. The facilities as shown on the tentative map are incorrect. 14. The existing storm drain facilities that are under the proposed buildings must be removed, relocated or building locations changed. Any change in.building locations is subject to approval of the Planning 1 Director. 15. All storm drain outfalls into Alamo Creek should be of an Alameda County SD-506 type structure or as specified by Zone 7. 16. Entire site, including Alamo Creek maintenance roads, must be graded to drain away from Alamo Creek. On-site storm drainage shall be collected and discharged to the creek as specified by Zone 7. [PASS-009.2:Reso CC (Map) 3/27) -5- DEBRIS 17. Measures shall be taken to contain all trash, constr.iction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 18. The developer shall keep adjoining public streets an3 driveways free and clean of project dirt, mud, materials and debris, an3 clean-up shall be made during the contruction period, as determined by the City Engineer. EASEMENTS 19. 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 copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the City Engineer. 20. Permission shall be obtained from Alameda County for any encroachment into their property along the western property line. 21. 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 allow for practical vehicular and utility service access for all lots. 22. The developer shall be responsible for the development and recordatisn of an appropriate agreement (subject to review and approval by the City Attorney) which assures provision of the vehiclular/ pedestrian/bicycle cross access, where such access facilities are common to Subdivision 4950 and 5883. 23. Public utility easements shall be established for the electric distribution system and to provide for lines for the telephone company. FIRE 24. 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 canform to all requirements of the applicable provisions of the Standard Specifications of Dougherty Regional Fire Authority (DRFA). All curb work will be subject to the joint field inspection of the City Engineer and DRFA. FRONTAGE IMPROVEMENTS 25. Amador Valley Boulevard is improved to 80-foot major arterial street standards. Any deficiencies in existing frontage improvements shall be corrected. New improvements shall be required to be installed by this development and shall include sidewalk, street monuments, street trees, landscaping along the frontage, and street restripin>. [PASS-009.2:Reso CC (TMap) 3/27] -G- 0'1 r1 26. The sidewalk, landscaping and irrigation, along the project's Amador Valley Boulevard frontage shall be installed prior to the occupancy of any units in this project. Final design details shall be subject to review and approval by the Planning Department and City Engineer prior to installation. 27. Landscaping and irrigation plans for the project's frontage along Amador Valley Boulevard shall be submitted for review and approval by the Planning Department and City Engineer with the project landscape working drawings. 28. 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 the existing paving, if necessary, from a structural or grade continuity standpoint. GRADING 29. 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. 30. 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. 31. The Applicant shall be aware of the fact that some conrete/asphalt rubble was placed deep in the fill for areas which were previously to be landscaped. If buildings are to be placed over this rubble, special foundations will be required by the City's Building Inspection Department, or the rubble must be removed. 32. 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 Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifica- tions. Inspections that will satisfy grading plan requirements shall be arranged with the City Engineer. 33. Any grading on adjacent properties will require written approval of those property owners affected. 34. Where soil or geologic conditions encour.tcred in grading operations aro different from that anticipated in the soli and geologic in oar+� men•• report, or where such conditions warrant changes to the recommendations (PASS-009.2:Reso CC (TMap) 3/27] 7- r1 /1 contained in the original soil investigation, a revised soil or geologic • report shall be submitted for review by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. 35. The developer and/or his representatives shall notify the State Department of Fish and Game, P.O..Box. 47, -lou tville, California 94599, of any construction activity proposed in conjunction with this project that may affect Alamo Creek in accordance with Sections 1601 and 1602 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. HANDICAPPED ACCESS 36. Handicapped ramps and parking shall be provided as required by the State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES 37. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, rust be constructed in accordance with approved standards and/or plans. 38. Provide documentation acceptable to the City for unrestricted use of Stagecoach Road by project residents and visitors. 39. Prior to recordation of the Final Map, improvement plans complete with all on and off-site improvements, grading plans, hydrology map (showing complete drainage area), hydrology and hyd- +c calculations (proving adequacy of on and off-site drainage improvements) and engineer's estimate shall be approved by the City Engineer. Moreover, all improvements shall be bonded and all plan checking and inspection fees shall be paid. 40. Existing adjacent street improvements shall be inspected by the developer and a representative of the City to determine the existing condition of the improvements. Any damage caused by the construction of the work on this project shall be repaired to the satisfaction of-the City Engineer prior to acceptance of the tract by the City Council. 41. Where the project improvements encroach or. the Dublin Housing Authority lands, negotations shall be undertaken to obtain the right o improve those lands, or failing that, the project shall be moved away from the creek to insure no loss of improvement should there be creek bank failure. 42. Remove fence and repair improvements, incluCins drain inlets, at the south end of Stagecoach Road to the saci=' --,nn of the City Engineer. 43. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and c.1cu1.rions shall besec . thl City Engineer and other affected agencies having jurisdiction over public [PASS-009.2:Reso CC (map) 3/27] -8- /'1 improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 44. The Sign Program utilized for this project shall reflect the City Engineer's direction regarding street name signs and regulatory signs and shall be reviewed as part of the Project Improvement Plans. 45. Prior to approval of the improvement plans by the City Engineer, the first sheet must be signed by an authorized representative of the Dougherty Regional Fire Authority to approve "equipment access and hydrant locations" and by an authorized representative of PG&E to approve "street light locations". PARK DEDICATION 46. 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 1.854 acres (0.009 acres/dwelling units x number of dwelling units). In lieu fees are equal to the then current market value of one acre of the ds:elopcble acreage of the area to be subdivided times parkland dedication requirement. Parkland dedication credit may be available for on-site recreational facilities. Preliminary calculations of dedication credit are 0.1333 acres. Final calculations on parkland dedication credit are subject to review and approval of the Planning Director and City Engineer based on final improvements site and landscaping plans. STREETS 47. The minimum uniform gradient shall be 1% on streets and parking areas and shall be 2% on soil drainage. The street surfacing shall be asphalt concrete paving, except as otherwise noted'for the project entry off of Amador Valley Boulevard. The City Engineer shall review the project's Soils Engineer's structural design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the City Engineer. The subdivider's Soils Engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed and parking areas. 4S. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way if this work is not covered undar the imotovemen, plan,. [PASS-009.2:Reso CC (TMap) 3/27] I'N Im 49. The striping and signing of internal roadways shall be subject to review and approval by the City Engineer as part of the Project Improvement Plans. Internal roadways shall be posted as private streets. Parking area striping and signing shall include small car, handicapped, and visitor parking information. Use of double parking space striping is encouraged. • 50. A concrete band entry pavement treatment shall be supplied at the project entry off of Amador Vallely Boulevard to delineate a private street. The design, materials, dimensional layout, and traffic signing for the entry pavement areas shall be subject to review and approval by the City Engineer as part of the Project improvement Plans and Site Development Review. 51. Street names shall be submitted and processed through the Planning Department and those approved names shall be indicated on the Final Subdivision Map. 52. The Applicant shall submit a Private Vehicle Accessway Agreement for review and approval by the City Engineer, Planning Director and City Attorney prior to the framing inspection of any units in the project. The Agreement shall serve to establish a contract which will enable the City to provide specified maintenance service on the vehicle accessways in the event the Developer or the Homeowners' Association fails to so maintain them. This maintenance will be carried out at the Developer's or Homeowners' Association's expense. 53. The roadway alignment between the south edge of the main entry turn- around, a point approximately 100 feet south shall be adjusted to eliminate the offset at the first driveway intersection. 54. The roadway alignment at the eastern portion of Area 2 shall be modified to remove the compound curves. 55. The sidewalk along the east side of the main loop road shall be extended from the recreation center in Area 1 to Anador Valley Boulevard. UTILITIES 56. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 57. Prior to approval of the grading and improvement plans, the developer shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to the development. 5S. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable tc DSRSD. (PASS-009.2:Reso CC (TMap) 3/27j -10- 59. All utilities to and within the project shall be undargrounded. 60. Prior to final preparation of the subgiade and placement of base materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines, and the Public Works Department notified by each of the utility companies having facilities within the work area, that the utility installation has satisfactorily • passed acceptance tests. 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. 61. All new and existing utilities that will remain in place must be located in an easement that is acceptable to the utility company and the City Engineer. WATER 62. Water facilities must be connectedto 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. 63. 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 (415) c43-9300 for additional information. 64. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the storm drain relative to the sewer lines. b. The location of the sewer man-holes. They shall be in parking or street areas accessible by District equipment. c. Dedication of sewer lines. d. Location and design of the water system values. MISCELLANEOUS 65. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" — 400-ft. scale, and 1" — 200-ft. scale for City mapping purposes. 66. All construction activity at this site shall be limited to the hours between 7:30 a.m. and 6:00 p.m., Monday through Friday, except as may be approved in advance in writing by the City Engineer. A request for weekend work shall be limited to light equipment and hand work and shall be requested in :..•.__g no later than 1 ed nesd ay pile.: t. 1.:,e }:"t.}•i•�C weekend work. [PASS-009.2:Reso CC (TMap) 3/27] -11- /'N e1 67. All construction traffic shall enter and leave the site directly from the Amador Valley Boulevard frontage; none is to use the existing Stagecoach Road access, except as may be approved in advance, in writing by the City Engineer. 68. The developer shall pay a traffic impact fee to be used for traffic facility improvements, as outlined in the City Traffic Engineer's (TJYM) memo of December 5, 1988. The fees are based on the project's proportional share of cumulative traffic impacts within the City of Dublin for traffic improvements identified in the City of Dublin General Plan and 1988-1993 Capital Improvement Program. Total fees shall not exceed $106,668 or $518 per dwelling unit. 69. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the resonsibility of a Homeowners' Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 70. There shall be compliance with DRFA requirements, Flood Control District requirements, and Public Works requirements. Written statements from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of Building Permits on lots of the subdivision or the installation of any improvements related to this project. 71. Unit address information and directories shall be provided to the satisfaction of the DRFA, Postal Services, and Dublin Planning and Building Departments. 72. Install street light standards and luminaries of the design, spacing and locations approved by the City Engineer. 73. The subdivider shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names 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. 74. Street trees, of at least a 15-gallon size, shall be planted along the public street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within 6 feet of sidewalks or curbs shall be provided with root shields. 75. 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 necessary, copies of deeds for adjoining properties and easements thureco, shall be suliic,2..: Lhe ..liiic u. ,, ..he ki a..l ltn: rtnd improvement plans to the City Engineer. [PASS-009.2:Reso CC (TMap) 3/27) -12- 76. Any relocation of improvements or public facilities shall be accomplished at no expense to the City,. 77. Prior to filing of a condominium plan or offering a condominium unit for sale, the developer shall have completed the following: a. Recordation of the final map. b. Completion and final acceptance ascomplete by the City of all construction within the project to be offered for sale, including buildings, streets, parking and landscaping. PASSED, APPROVED AND ADOPTED this 27th day of March, 1989. AYES : Courcilmembers Hegarty, Jeffrey, Vonheeder and Mayor Moffat_ NOES: ;one ABSENT: Councilmember Snyder /' f , y/' : //, • Mayor` ATT. City Clerk [PASS-009.2:Reso CC (TMap) 3;27) -13- sie*.40 c::::rf .rr�oa^« �taa.;c..�a;ar .o:..+ t u.G:;!z:: : :1v��:s"»x^:vnm:s-,a+� axe: x: w: s+:ri'5;:::'�'^� £�` v:�':k:,....: ca'a-.Y.:..YY • RESOLUTION NO. ••34 - 89 A RESOLUTION OF THE CITY OF DUBLIN _____________--_________________--==_____________________-________ A RESOLUTION IMPOSING A TRAFFIC IMPACT FEE ON PA 88-009 .2 - HERITAGE COMMONS Recitals WHEREAS, by Resolution No. 33 - 89, the City Council has approved a tentative map for a subdivision known as Heritage Commons (PA 88-009 .2) , Tentative Map 5883 (hereafter "the proposed development") ; and WHEREAS, one condition of approval of the Tentative Map (Condition No. 68) is that the developer pay a traffic impact fee to be used for traffic facility improvements; and WHEREAS, a report setting forth the impacts of the proposed development on traffic through the year 2010 has been prepared by TJKM, along with an analysis of the need of the public facilities and improvements required by future development, consisting of a memorandum dated December 5, 1988 to Lee Thompson from Michelle DeRobertis of TJKM; which is attached hereto as Exhibit A and incorporated herein (referred to herein as "the report") ; and WHEREAS, said report sets forth the relationship between the proposed development, the needed facilities and the estimated costs of the facilities; and WHEREAS, a noticed public hearing was held for purposes of considering adoption of this resoluti.or ar^ limpact. fee January 4 , 1989 � ' . • .r • WHEREAS, the report was available for public inspection and review more than ten (10) days prior to this public hearing. NOW, THEREFORE, the Council resolves that: 1. The purpose of the said•traffic impact fee is to mitigate the traffic impacts caused by the proposed development by construction of certain public facilities. 2. The public facilities to be constructed with the traffic impact fee (referred to herein as "the public facilities") are identified in Exhibit A, attached hereto and made a part hereof (Memorandum of December 5, 1988, (from Michelle DeRobertis of TJiO•1 to Lee Thompson, re Traffic Mitigation Fee for Heritage Commons). 3. The traffic impact fee is needed in order to finance the public facilities and to pay for the proccsed development's fair share of the construction of the improvements and will be used for these purposes. 4. The Council finds the fee to be consistent with the General Plan and, pursuant to Government Code § 65913.2, has considered the effects of the fee with respect to the City's housing needs as established in the housing Element of the General . Plan. • 5. The fees collected pursuant to this resolution shall be used to finance the public facilities identified in Exhibit A. 6. After considering the report prepared by TJKM (Exhibit A), and the testimony received at this public hearing, the Council approves and adopts said report, and incorporates such herein, and further finds that the proposed development ;,-ill generate limpact.fee 2 January 4, 1989 ....,...�....._.d,,,..:..>.-:�amr+*wn�"•+`rpn+"CPS #011,1^Mdto,kek r4.e�ixiorro.a x« sa.“.^ 1,,:s..1P-Mkg ar_dIStss, t.-¢7.:Mt_a s7. Z ... .4441f!# 664.41 v;+ei„, ems additional demands on municipal services. 7 . The report and the testimony establish: (a) That there is a reasonable relationship between the need for the public facilities designated in Exhibit A and the impacts of the proposed development for which the corresponding fee is charged; (b) That there is a reasonable relationship between the fee's use and the proposed development for which the fee is charged; (c) That there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the proposed development cn which the fee is imposed; and - - - (d) That the cost estimates set forth in Exhibit -A are reasonable cost estimates for constructing these facilities, and the fees expected to be generated by future developments will not exceed the total costs of constructing the public facilities identified in Exhibit A. 8 . The TJKN report (Exhibit A) is a detailed analysis of how public services will be affected. by the proposed development, the existing deficiencies, and the public facilities required to accommodate that development and those deficiencies. The calculations and assumptions in the report can reasonably be applied to the proposed development. 9 . The method of allocation of the traffic impact fee to the proposed development bears_ a fair a:;w __easonable limpact. fee 3 January 4 , 1989 to the proposed development's burden•on, and benefit from, the facilities to be funded by the fee. 10. A traffic impact fee in the amounts set forth in Exhibit A and condition no. 62 to Tract Map,5833 is hereby imposed, to be paid prior to filing the final map for Tract 5883. The Council finds that Exhibit A is the "plan" required by Government Code § 53077.5. 11. (a) The traffic impact fee shall be placed in the Capital Improvement Fund and shall be segregated in separate and special accounts as provided herein and such revenues,along with any interest earnings on each account, shall be used for the following purposes: (1) To pay for design and construction of the public facilities described in. Exhibit A and reasonable costs of outside consultant studies related thereto; (2) To reimburse the City for the public facilities described in Exhibit A, constructed by the City with funds from other sources, unless the City funds were expended to remedy existing deficiencies as identified in Exhibit A or were obtained from grants or gifts; and • (3) To pay for and/or reimburse costs of program development and ongoing administration of the traffic impact fee program. 12. The fees collected pursuant to this resolution shall be deposited into deposit accounts for the improvement projects identified in Exhibit A and identified by developer or developmen'_ limpact.fee 4 January 4, 1989 .,.,.........,.......,..+.,.........r..y..w.w�..xa. �awn w.w.n.o: r=.• :stiz, pNacat s�7Ftx]CYi.[aF.*ii7KC,x..p[ECAFILAW.dG'#'a%'.ata»`tLin6r",',•cr�,.t'r a ia.-.:C'i.' • being charged. 13 . (a) Fees in the Capital Improvement Fund, and interest thereon, shall be expended only for those facilities listed in Exhibit A and only for the purpose.:•for which the fee was collected; and (b) The standards upon which the needs for facilities are based are the standards of the City. The City has undertaken an extensive capital improvement program to implement these standards and the City will remedy existing deficiencies without using proceeds of the traffic impact fee. 14 . The City Manager may develop rules and regulations for the effective implementation and administration of the traffic impact fee. • - - - 15 . - - (a) No later than June 30, 1990 and June 30 of each --- year thereafter, the City Manager shall prepare a report for the City Council identifying the balance of fees in the improvement projects ' deposit account, the facilities constructed and the capital facilities to be constructed. In preparing the report, the City Manager shall adjust the estimated cost of the public improvements in accordance with the Engineering -Construction Cost Index as published by Engineering News Record for the elapsed time period from the previous July 1 or the date that the cost estimate was developed. The annual report shall also include a review of the administrative charge; and (b) The City Council shall review the report at a . noticed public hearing .and shall make. fir.dings..)denti.fv ir.g the limpact. fee 5 January 4 , 19S9 S _. ,...�..�.•......are..m.:.», n-rawvess..w %`'CYD•'.'4L.:Qx'nin�v=f�.k`3. 1��YaV6 er..... purpose to which the existing fee balances are to be put and demonstrating a reasonable relationship between the fee and the purpose for which it is charged. , 16. The fees imposed herein shall be effective 60 days following adoption of this resolution. PASSED, APPROVED AND ADOPTED this 27th day of March. 1989 ,_ 1988. AYES: Councilmembers Hegarty, Jeffrey, Vonheeder and Mayor Moffatt NOES: None ABSENT: Councilmember Snyder 6//�. )i , ; ,' -. Nayo'Y . ATTFS I CU,,,..,SC City Cler • limpact. fee 6 January 4 , 1989 , f ,' Y. Y.Ck1 > '� DEC °1°22 y :✓ • . 0 / lAE1li0P,AuDUM DUElJil PLANNftJ el DATE: � December 5, 1988 TO: Lee Thompson . FROM: Michelle DeRobertis . SUBJECT: Traffic Mitigation Fee for Heritage Commons • This memo is to present the results of our analysis to determine appropriate traffic mitigation fees for the second phase cf the Coastfed Properties/Heritage Commons • residential project on Amador Valley Boulevard in the City of Dublin. Tne project consists of 206 one,two and three bedroom multi-family residential units. The traffic generated by the project has been estimated to impact several locations • in.the City of Dublin. The project traffic along with cumulative traffic will require that certain traffic improvements be implemented in order to accommodate the future traffic. • _ 1. The first improvement required as a result of project and cumulative traffic is the widening of Dougherty Road from two Lanes to six lanes between Amador Valley Boulevard and Sierra Laze. The funding for • half of the new four lane section has already been committed by - another source. Eowcvcr, the cast to improve the rem-.zing half ci the - new four-lane road, and the cost to widen from a four-lane road to a six-lane road as well as undergrounding the utilities (which are currently located in what will be a travel lane of the six-lane road)still remains unfunded. Therefore,the project should ceatribute to the cost - of these unfunded improvements in proportion to its share of the new future traffic volumes. The cost of the road widaies improvements is estimated by the City Engineer to be SI,556,000 end the cost of undergrounding the utilities is estimated to be 5569,500, totalling S2,125,500. The Coastfed Properties Traffic and Transportation Study by Abrams ' Associates, November 2, 19SS, determined that the project will contribute 318 vehicles per day to this section cf Dougherty Road. The future daily volumes on this section of Dougherty Read are projected to be 34,100 in the year 2010.The existing average daily traffic volume on • this road segment is 12,900. Thus the increase in daily traffic is • 21200 vehicles per day (vpd). The project's contribution of 31S vpd is •• '1.5 percent of the total new future daily traffic volume. Therefore,the project should contribute 1.5 percent of the cost of improving Dougherty Road to a six-lane section,or 531,SS2. 2. The second improvement required to accommodate project and future traffic is the wideni-"^. ^ Dougherty Road from At•e lancs_to six lanes_ between the City ltti:it ai.d-Amedo \•alley lioui.n..r,:. ThL fund.ac[.. three permanent lanes and one temporary lane of the required six-lane �• section has already been committed by another source.AHowever, the 70 �xh l F. 4S37 C1.i\t Nut%Suit Sa X HIRIT rir.+s. rl h +t- .rY.' ,r- Lee Thompson 2: ;Acccmocr o,iyca cost to widen frt 3four-lane road to a six-lane roar. remains • unfunded. Therefore, the project should contribute to the gust of these unfunded improvements in proportion to its share of the additional futuc6 traffic volumes. The estimated cost of these improvements is . 52,332,000. The Coastfed Traffic Study projected that 80 project trips would use Dougherty Road north of Amador Valley Boulevard. The future estimated daily traffic on this section of Dougherty Road in the year 2010 is 24,100. The existing traffic volum44s 5300,so the net increase in traffic is 18,800 vpd. The;,projeet traffic would be 0.4 percent of this additional future traffic. Therefore,the project should contribute 0.4 percent of the cost of the improvements or S9,328. 3. The third improvement required as a result of project and cumulative traffic volumes is the installation of a traffic signal at the intersection of Amador Valley Boulevard and Amador PIaza Road. The methodology for determining the proportionate rst sharing of this improvement was developed prcviouslyifor the Rainbow Investments mitigation fee in our memo dated October 25, 1988 and will be reiterated here. The future traffic volumes at the intersection of Amador Valley Boulevard and Amador Plaza Road were determined for the Downtown Dublin Improvement Plan Study of 1986. These volumes included the traffic generated by all approved developments as well as all future developments that could be accommodated in Downtown Dublin, including BART. The future volumes at this intersection were compared to the existing volumes to determine the total number of incremental trips as of February,1986,the time of the downtown study. In 1986, there were 2,199 p.m. peak hour trips through the intersection of Amador Valley Boulevard and Amador Plaza Road. The future traffic projections at buildout at the intersection are 3,087 p.m.peak • hour trips. This is an increase of 888 p.m.peak hour trips. The projected total cost of the signal at Amador Valley Boulevard and Amador Plaza Road, is 5127,766 (see attachment). Therefore,the cost • of each peak hour trip through the intersection is 5144,(S127,766 divided by SSS peak hour trips). I; This mitigation fec of 5144 per p.m. peak hour trip through the intersection of Amador Valley Boulevard and Amador Plaza Road was applied to the peak hours trips projected for the Centfed development. The Abrams Associates traffic study projected that 53 project trips would travel through the intersection of Amador Valley Boulevard and Amador Plaza Road during the p.m. peak hour. Therefore,the project should contribute 53 X S144 = 57,632 toward the cost of this traffic signal. 4. The fourth improvement required as a result of project and cumulative traffic volumes is the installation of a traffic signal at the intersection of Vill.. _.Farkway and Lewis Avenue. I, I1 The future traffic volumes at the intersection oI Village Parkway and Lewis Avenue were determined for the Downtown Dublin Improvement '(I Flan Study of 1986. These volumes included the traffic generated by • Lee Thompson December 5, 1988 ' all approved dements as well as all future develop,+ ,. that could be accommodated in Downtown Dublin,including BART:'The future volumes at this intersection were compared to the existing volumes to determine the total number of incremental.trips as of February,1986, the/time of the downtown study. In 1986,there were 1826 p.m.peak hour trips through the intersection of Village Parkway and Lewis Avenue. The future projection at build-out through this intersection is 1 2,278 p.m. peak hour trips. This is an increase of 452 p.m.peak hour trips. 1 ..r The projected total cost of the signal at Village Parkway and Lewis Avenue is approximately $97,700 (see attachment). Therefore,the cost i that each new peak hour trip through the intersection should contribute is S97,700 /452 = 5216. The Abrams Associates report projected that l i 31 p.m. peak hour trips would travel through the intersection of Village l Parkway and Lewis Avenue.Therefore, the project should contribute • 31 X 5216=S6,696 to the cost of this signal. I 5. The fifth improvement is the restripipg and associated widening of i 1 Dublin Boulevard from four to six lanes between Village Parkway and 1 Donlon Way. The estimated cost of this improvement is S870,000. Dublin Boulevard is projected to carry an average of 30,100 vpd in the 1 year 2010 between Village Parkway and DonIoa Way. The existing average daily traffic volume on this road segment is 21,575. Thus the increase in daily traffic is 8,525 vpd over present volumes. The project i is estimated to contribute 159 vpd to Dublin Boulevard or 1.9 percent of • the additional future traffic. Therefore, the project should coetrib_,_ • • 1.9 percent of the-cost of the improvement or S870,600 X 0.019 = S 16,530. 6. The sixth roadway improvement is widening Dougherty Road to six ,• lanes between the S.P.R.R. tracks and Dublin Boulevard. The estimated • cost of this improvement is 5870,000. ' This section of Dougherty Road is projected to carry 32,100 vpd in the year 2010. The existing average daily traffic volume on this road j segment is 1S,S00 vpd. Thus, the increase in daily traffic is 13,300 vpd 1 over present volumes. The project is estimated to contribute 270 vpd to 1 Dougherty Road or two percent of the additional future traffic. I Therefore, the project should contribute two p......t of the cost of this improvement or SS70,000 X 0.02=S17,400. 7. The seventh roadway improvement is the construction of the parallel • road to Dublin Boulevard between Regional Street and Amador Plaza i Road. The estimated cost of this improvement is 33,C00,000. I j The parallel road to Dublin Boulevard is projected to carry 1 approximately 5,000 vpd. Since this road does not currently exist,all 5,000 trips would be new trips. The project is estimated to contribute • S vpd to the parallel road or 0.16 percent of the traffic. Therefore,the '" • -• project should.contribute 0.16-y er:c... of tie r.st of,tiis.rJ'? ...• ... improvement or 53,000,000 N 0.0016=S-4Su0. 1 1 I ;�+,, i r �`/,�,2,,off,-•••y r4 �+lpa r .',-e : �4•,� •• J fir,, ,y ' Dcccmbtr 5,'I93Z ••' ,,r 11:.1 ,'.. Lce'Thomp3on •;•,/,'/•-,= , , , ,,.;;,/, .i,,t, t:.,, b ,-, • vr..4 t nr r/ „ r / "•di' y r:(.� `!*f•:"; :`,, • ,,; ,.;;,••... %',.N�:/`,,f �.,ti J,r ',.,: • '!: g;- ' The eighth road vement is the relocation of the I- Htstbound :. '`�''•, ";','•- a.offr .. pat San•Ramon Road. The estimated cost of this improvement is • !;,: .: $500,000. • . The I 580 westbound offramp is projected to carry 1Z,000 vpd, an increase of 1I,700 vpd over present volume:. No project traffic is estimated to use this off-ramp. Therefore, the project should not contribute any funds to this road improvement. , 9. The ninth road improvement is the road.on the S .R.R. right-of-way connecting Dougherty Road.-..to the westerly extension of Dublin Boulevard. The estimated cost of this improvement is S3,100,000. The load on the S.P.R.P. right-of-way is projected to carry I2,400 vpd. Since this road does not currently exist, all 12,400 trips would be new trips. The -project is estimated to contribute 42 vpd to this road or • 0.4 percent of the traffic. Therefore,.the project should contribute 0.4 percent of the cost of this road improvement or $3,100,000 X 0.004 = • S 12,400. 7 I and/md Attachments 157-001 r ,A /•r.Y' '(i,,s l - ` /i•7?e:;•i;:?;,,n7,, pfj •';f,/ 1�:,'/ r / , i ,,�,:p 71 ;: 4: .:• t/rYf •;"%+'�' •:i a/iC"V, 'j; y�f 4!i1‘' ,zj/,r, i '1•'•; ,/•, /.J.p .•..: • ;r,,•;',••JSl. %'.i'• %•-V'. •"'..ltt, :•. • .frV7r�" .,'✓,'�:'/ : "':��Sj' !1f77�F'�;',a.4. ,'.'F{��•t ';;:;, •,,' •Ad-,-.`f,I,,r,,,�•,::.w r. .;i•j • riN 4',';..;4 a;''4,-•:.r �:f,.•-.•�•.,�:,:;.. , . ,SIGNAL COSTS - : • "•, •:,;:1;i ;5: r i, "y'x O,1 i r 1.:: r "i:7 "''AI'IADOP. VALLEY BLVD.' AT.AHP•DCZ ti ie, ;• i►,;, tom r'�` :~P.l�:; ��i' .;.�I it.' K: i!, 'i, • �" •} IMobiliztion $ 600 • • Signal/,•. , . . , 63,400 • • • Clear & Grub 500 • - - Sidewalk Removal , 840 • • Island Removal - 4,360 . • Pavement Removal 2,000 - • - , AC Sawcut • .75 • PCC Saacut ki • . Full Pavement Section : . 19,436 - • - . •• - •• Construction Staking 1,250 • Planing Keycut 3,019 • • • AC Overlay 2,362 • PCC Curb 4,875 Curb & Gutter 64 �► Sidewalk 424 j • Handicap Ramp 400 Driveway 900 Relocate Roadway Sign 400 . Roaday Sign 425 'Striping - 2.500 . 114,077 Engineering/Insp. 12% 13.639 TOTAL: $ 127,7E5 _. • i I . :I l . k . }` 1 • • • y,� ? ;�; Y /,y�%;/4 ✓� :;(C' ' lam*.�/ili//'1 . .. '" %a t/,�l ..� • r.�ra / •/...._te',,, ... .. • i'•/, tli ,!"•,,r. ',a. pr,r' ui /,.`�,,,, , /ram, y .�./ .: ' 11:,:`.,, ,• • , CITY OF DUBLI 1 ; 7' ' .. Date: / .• December 2, 1928 DEC D 1°88 To: i, Michelle DeRobertis, TJYM TJKt,if From: • Rich Lierly, Asst. City Engineer • . Subject: Signal Costs - Village Parkway at Lewis lore. .1 _ 7 • Following is a breakdown of costs for the zbc•:e traffic signal: • Mobilization $ 900 Signal 69,000 • Clear and Grub 100 Sidewalk Removal ' • 800 Pavement Removal 1,427 AC Sa;cut 275 PCC Sa::cut 50 Construction S takir.z 500 Curb & Gutter 64 Sidewalk 42'-• handicap Ramp 400 - Driveway 9CO - 1 000 Tra'=icVCont_o: 1,300 . Inte_conn. Conduit 2" 1,500 Inte_ccnn. Conduit 1 1/2" 5,500 Inte_conn. Pull Box 625 Inte*'conn. Cable 2,400 Subtotal: 87,205_00 E;z../Inspecticf 12% 10,45=.60 Total: 97,663.60 • Rounded Total: 97,700.0 " • Also, Trudi wanted you to know that Dougnerry woad rcrtZ of riado_ Valley is already undergrounded. If you have any cuestions, please let me know. • RCL/gr , iI 1 1 1 � n RESOLUTION NO. 35 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN • APPROVING THE SITE DEVELOPMENT REVIEW CONCERNING PA 88-009.3, HERITAGE COMMONS - CASDEN COMPANY WHEREAS, Casden Company is requesting the City rezone approximately 17.45+ acres to a Planned Development (PD) District for a planned residential development of 206 apartment/condominium dwelling units; and WHEREAS, Casden Company requests concurrent Site Development Review approval for said 206 apartment/condominium units; and WHEREAS, the Planning Commission did hold public hearings on December 19, 1988, January 17, 1989 and February 21, 1989, and the Planning Commission adopted Resolution 89-010 recommending approval of PA 88-039.3; and WHEREAS, the City Council did hold a public hearing on said Site Development Review request on March 27, 1989; and WHEREAS, proper notice c said public hearings was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review be approved subject to conditions prepared by Staff; and WHEREAS, the City Council did hear and consider all said reports and recommendations herein above set forth; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been recommended for adoption for this project (City Council Resolution No. 30-89). NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find: 1. The project will promote orderly, attractive, and harmonious development in that general architectural considerations, including the character, scale, and quality of the design, the architectural relationship with the site building materials, colors and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of planned future land uses. [FASS-009.3:Reso CC (SDR) 3/271 Ja fi /'1 2. The project recognizes environmental limitations on development by • preserving the natural features of the creek to the maximum extent, providing noise controlled environment where interior noise levels may exceed local and state standards, and providing for off-site circulation improvements. 3. The project will stabilize land values and investments in the area in that it is compatible to existing and planned land uses in the area, will be visually attractive, will not overburden public services, and will provide housing of a type that is desired in the'City of Dublin. 4. The project will promote the general welfare as it meets the specific intent clauses or performance standards of the City of Dublin zoning regulations and the General Plan. 5. The project is properly related to its site, surroundings, traffic circulation, and its environmental setting. BE IT FURTHER RESOLVED THAT THE City Council approves Site Development Review PA 88-009.3 subject to the conditions listed below: CONDITIONS OF APPROVAL: Unless otherwise specified, the following conditions shall be complied with prior to issuance of building permits. Each item is subject to review and approval by the P1arninz Department unless otherwise specified. GENERAL REQUIREMENTS: 1. This approval is for a Site Development Review of 205 multi-family dwelling units along with on-site recreation facilities, consistent with the following submittals. Except as specifically modified or elaborated upon by the conditions listed below, development of the 206 unit apartment/condominium project shall conform to the Conditions of Approval established by Resolution Nos. 32-89 and 33-89 of the Dublin City Council, approved on March 27, 1989 for City File PA 88-009.1 and .2. Except as specifically modified elsewhere in these conditions, development shall be generally consistent with the following submittals: . a. Conceptual site plan, floor plans, and elevations prepared by the Casden Company for CoastFed Properties, consisting of seven (7) sheets and dated received October 28, 1988 (Site Plan) and December 12, 1988 (Architectural Plans). b. Conceptual landscape plan prepared by Robert Bucci Associates, consisting of one (1) sheet and dated received November 7, 1988. c. Tentative Tract Map 5SS3 prepared by Sissel & Earn, Inc. consisti.n:- of one (1) sheet and dated roc icza _o_..,ar 26, 1986. • [PASS-009.3:Reso CC (SDR) 3/27] _y_ n Collectively, these materials shall serve as "Exhibit A" for this project and shall be maintained on file with the Planning Department. I 2. Mitigation measures and monitoring program specified in City Council Resolutions 30-89 and 31-89 are made a part of these Conditions of Approval. 3. Except as may be specifically provided for within these Conditions of Approval, the development shall comply-with City of Dublin Site Development Review Standard Conditions (see Attachment A of PD Rezoning Conditions of Approval). 4. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements (see Attachment B of PD Rezoning Conditions of Approval). 5. Except as may be specifically provided for within those Conditions of Approval, the development shall comply with the City of Dublin Preliminary Residential Condominium,Guidelines (Attachment C). 6. Private vehicular accessway requirements (e.g. widths) delineated in Attachment C shall be observed. 7. The Developer shall complete and submit the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement (see Attachment D). 8. The Site Development Review approval shall be valid for two (2) years from the date of approval. The approval period for the permit may be extended one additional year (Developer must submit a written request for the extension prior to the expiration date of the permits) by the Planning Director upon a determination that the Conditions of Approval remain adequate to assure that the above stated Findings of Approval will continue to be met. Failure to exercise the approval, or to make substantial progress in completing the project (significant above ground construction based on valid building permits), will cause the permit to become null and void. 9. Construction plans shall clearly show the location, design and materials used for any project fences, walls, gates and retaining walls. The design, location and materials used for these items are subject to review and approval by the Planning Director. Wooden fence posts and any other wooden fence members in direct contact with the soil shall be pressure treated, unless an alternative treatment/material is approved by the Building Official. 10. All construction shall be limited to take place between the hours of 7:30 a.m. and 6:00 p.m., Monday through Friday. except as may be approved in advance in writing by the City Engineer. 11. A condominium plan shall be filed for this property prior to occupancy of any unit. [PASS-009.3:Reso CC (SDR) 3/271 -3- ,'1 12. Prior to the issuance of building permits, the Developer shall document • that the Ordinance requirements of the Dougherty Regional Fire Authority (DRFA) have been, or will be, satisfied. (Attachment E outlines DRFA's requirements). 13. Construction plans submitted for building permits shall include details on design, dimensions, locations and 'materials for the swimming pools, spa, tot lots, mail kiosks, tennis courts, and trash enclosures. These details are subject to review and approval by the Planning Director. 14. A street naming and numbering system based on the City address grid system (Attachment F) must be submitted for review and approval by the Building Inspection Department prior to the issuance of building permits. SITE PLANS • 15. Exceptions to the standard setback requirements as established for PA 88-009.1 by City Council Resolution'32-89 and shown on Exhibit "A" are granted as follows: a. Building 2 - may observe 10 feet setback from property line. b. Building 7 - a minimum 10 foot setback from parking area shall be provided; exceptions are granted to allow 8 feet from creek fence and 10 feet from private road at south corner of building. c. Building 10 - building may observe a 9 foot creek fence setback at east corner and 9 foot private street setback at south corner. d. Building 11 - southside building appurtenance may observe a 5 foot setback from creek fence to provide a 15 foot setback at northeast corner. e. Building 22 - south corner may observe a 10 foot setback from property line. f. Building 2 appurtenance and Building 1 setback shall be reduced to 17 feet to allow Building 1 to observe 15 foot setback from property line. • 16. Maintenance road and fencing adjacent to Building 3 shall be modified to shorten the center of the maintenance road about 30 feet. Fencing shall be arced along an approximately 25 foot radius curve from a point roughly parallel to the Building #3 entry to a point on the property line. Area previously shown as maintenance road shall be landscaped. 17. Building 3 setback from the loop road shall be increased to at least 1_ feet. (PASS-009.3:Reso CC (SDR) 3/27] -4- • 12. Eliminate er'�ern l� patio/deck area from north side 13• Euildin where g 26 shall observe of Building 11. pathway passes a minimum 12 foot setback between buildin 20• Mailbox loc g and the fence from the creek fend ations shall be approved acquiring buildingpby 2l be supplied to the Planning Department rmits. Written °firmationosfasaidrvice prior to All uncovered approval shall width and parking spaces shall be feet 12 feet length. Co shorn to in width and in6 feet Compacts be at least 9 landscaped area)h 1 in le As2fol be overhang to In feet in Permitted,length. 2 footat least g 22. A minimum (into a A minimum parking maximum 5f �.15thpaces per 01 of dwelling nit shall be 23. Parking shall be uncovered spaces may be for compact p rmitted in is ed along street. permittedtin any parking areas. d stalls. 24 areas. vehicles or other NO Parking Revised buildingr items is Planning Director.layout for Area 2 setback is n fromD cher Revisions are required eto ct `n approvala of the adjacent private da the increase westt g streeto the a jacent to overpass to Areakns spaces in theBuilding 14 approved bysetback 1 shall beeliminated. �. side of safety conflicts Planning requirements the exceptions n Exceptions se aesthetic standards exceed ptionshareXinpr e P11A 88-009.1 may no sta llsh be nda ons w 25. A minimum of of total 'or this Ping with es 15g :'r0ject, established the use only. One caport Parking spaces The only.remainingspace shall be shall I�VDSCNS -_ parking spaces shall be unassignessigned d. each dwelling unite marked for . 26. The root shields s utilized Products, made throughout this design. as determined d of high impact polystyrene, ol protect s;, where acceptable bye it tyEngi shall be by Deep Root approvalobysthelCitshall be utilized tshall be Engineer.re`'of an Thereviewent Engineer. 27. Transformers, � ct to locations irrig and the like ation control boxes landscapedshasl be enclosed in vault , back determinedflow devices,/ r valves acceptable s, fencing and/or and 28, Ptable Plant materials shown on the Conceptual the Planning Director.out and acceptable. The Lirodandron but becauseleof tul;� _th Site Plan a used as a themehtree quirts may be used z g nzraily i as an accent tree, n the sur._-e_ . it shall not be IPASg. 009.3:Res CC k'SU1 3/27) -5- • 29. A plant watering and maintenance program for non-creek areas shall be submitted to the Planning Director for review and approval. Separate winter and summer watering schedules shall be established. Watering of trees shall be restricted to deep watering two to three times per month. First year watering and mainteannce programs to establish plants shall be specified. 30. Pathway from Building 7 carports to east side entry shall be added to pathway plan. 31. Pathway to Building 25 westside entry shall be as shown on Site Plan. 32. Pathway between Buildings 4 and 5, as shown on Site Plan, shall be included in pathway plan. 33. Main pedestrian walkway shall be extended from the recreation area in. Area 1 and connect to Amador Valley Boulevard sidewalk. Wheelchair ramps per Title 24 shall be provided at each street (private or public) crossing. 34. The final internal pedestrian walkway system shall be subject to review and approval as part of the Project Landscape Working Drawings. IMPROVEMENTS/PLANS 35. Prior to filing for building permits, complete project improvement plans, including precise plans and specification for street improvements, grading, drainage (including size, type, and location cf drainage facilities both on- and off-site) and erosion and sedimentation control shall be submitted to and approved by the City Engineer. 36. Construction Plans shall include design and location details for vehicular traffic signing (e.g. stop signs, street name sizrs) throughout the project site. The striping and signing of internal roadways shall be subject to review and approval by the City Engineer prior to installation. Internal roadways shall be posted as private streets. Parking area striping and signing shall include small car, handicapped and visitor parking information. Use of double striping for open parking spaces is encouraged. 37. Prior to approval of improvement plans, the Developer shall document that the requirements of Zone 7 have been, or will be, satisfied (Attachment G outlines Zone 7's requirements). 38. The Applicant shall submit a Private Vehicle Accessway Agreement for review and approval by the City Engineer and City Attorney. The Agreement shall serve to establish a contract which will enable the City to provide specified maintenance service on the vehicle arcessways in the event the Developer or the Homeowner's Association fails to so maintain them (see Sample Agreement - Attachment H). [PASS-009.3:Reso CC (SDR) 3/27] -6- enN 39. Details of the textured concrete walks and the stamped concrete entryways and crosswalks shall be clearly delineated on construction plans. The design, materials, dimensional layout and colors shall be subject to review and approval as part of the Project Landscape ;.eking Drawings by the Planning Director. 40. Unless specifically provided for within Exhibit A, parking of recreational vehicles (as defined in Section 8-22.51 of the City Zoning Ordinance) within this project is specifically pYohibited. Said restrictions shall . - prominently outlined within the Rental Agreements and Terms of Sale Agreement for individuals purchasing units in the project. Upon request, copies of such documents shall be submitted to the Planning Department. 41. A 10-foot wide concrete paving strip shall be provided across each entrance. The main entry paving strip shall align with the lip of gutter on Amador Valley Boulevard and textured paving stones on project interior. 42. If occupancy is requested to occur in phases, then all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Construction-Phased 0=cupancy Plan approved by the Planning Department. Said plan shall be submitted a minimum of 45 days prior to the occupancy of any unit :overed by the plan. 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 Construction-Phased Cccupancy Plan shall have sufficient cash deposits or other assurances to guarantee that the proje_t and all associated improvements shall be inst=11.d in a timely and satisfactory manner. Any approved Construction-:haset; Occupancy Plan s:___ indicate the proposed timing of completion of the project recreational facilities. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from all occupants cr tenants for the portions of the project to be occupied, and shall be filed with the Planning Department. Said acknowledgements a subdivision shall be part of the settlement documents between the Developer and Buyer, if applicable. 43. A grading permit shall be obtained prior to any grading of the site. 4 . An encroachment permit is required for all work in the public right-of-way. • 45. Existing storm drain lines shall be relocated and ease•sents abandoned and rededicated as required to avoid building areas. 46. As-built drawings showing the locations of all underground utilities (water, storm and sanitary sewer, gas, electric, telephone and cable TV) shall be provided to the City. ARCH ITECTURAL/SU I Li`=NGS 47. Exterior colors and materials for the structures shall be subject to final review and approval by the Flanning Director and shall be shown on roust ruction s ,olans. A colors and maLCtia,, sample bu,IU SiLtiL t r. . submitted with construction plans when applying for building permits. [FASS-009.3:Reso CC UDR) 3/271 -7- '48. All ducts, meters, and other mechanical equipment on the structures shall be effectively screened from view with materials architecturally compatible with the main structures. The method used to accomplish this shall be clearly delineated on construction plans and shall be subject to review and approval by the Planning Director. 49. Unit security shall contain: dead bolt locks with security strike plates on all entry doors; a 180 degree peephole on all entry doors; positive window locks; pin locks on all sliding glass doors; dead bolt locks with security strike plates or hardened padlock hasps on all exterior unit storage areas. 50. Exterior lighting shall be provided on stairwells, dwelling entrances and by street and unit numbers. 51. A minimum of 120 cubic feet of special storage shall be provided for each unit. Architectural plans shall clearly indicate 120 cubic feet of usable and water proofed storage space. Clear access shall ba provided to water heater, furnace and other utility equipment. SIGNS 52. Signs established for the project (other than traffic regulatory signs) shall be subject to review under a separate Planning Department application. No signs shall be installed on the site without prior Planning Department review and approval. 53. Design and location of address directories shall be approved by the Planning Director and Dougherty Regional Fire Authority (DRFA) prior to occupancy of any unit. 54. No off-site subdivision signs shall be utilized within the City limits until the appropriate Conditional Use Permit approvals are secured. MISCELLANEOUS 55. The recreation area pool shall incorporate use of solar collector panels. The type of panel utilized shall be subject to approval of the Planning Director. The Developer shall supply documentation that the number, size and location of the panels utilized shall suffice to provide adequate pool heating for a reasonable,length of time in each calendar year. Heating of the pool may be supplemented by gas heaters. The use of pool covers may be used in place of or in conjunction with solar heaters providing the Applicant can demonstrate reasonable energy conservation to the satisfaction of the Planning Director. 56. The developer shall comply with all requirements of the Dublin San Ramon Services District Water Department and provide documentation that all Ordinance requirements have been, or will be. satisfied. This documentation shall be submitted prior to the issuance of building permits. 57. New exterior lighting shall be of a design and placement so as not to cause glare onto adjriri::-, _ties. Ligh ing pea z__.., a:y:. g1` bcurs be minimized to pro\i..e for security needs eniv. [FASS-009.3:Reso CC (SDR) 3/27] -S- 58. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of the Final Action Letter. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated Final Action Letter attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non- city agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 27th day of March, 1989. AYES: Councilmembers Eegarty, Jeffrey, Vonheeder and Mayor Moffatt NOES: None ABSENT: Councilmembers Snyder /4,1::///3 / 4 It__ Mayor // ATTn I City Clerk [PASS-009.3 :Reso CC (SDR) 3/27] -9 /1 /'1 CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be • resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 8 n 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed,landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic'irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee frourthe owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the locking,device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fitted to all doors with wooden jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doors shall have rabitted jambs or alternative means of strengthening. E. Exterior hinges shall have non-removable hinge pins. F. Exterior and interior garage-out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung doors shall have one of the doors secured with two cane bolts of hardened steel. The bolts shall engage a metal strike to a depth of not less than 3/8 inch and be.a minimum 1/4 inch diameter. H. Sliding glass doors shall meet the uniform building code for shatter resistance. Sliding glass doors shall be fitted with a locking device, that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin lock or similar device of not less than 1/4 inch diameter. The pin shall be of hardened material and engage the metal portion of the sliding door. ATTACHMENT 9 The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire • department or building codes. Double sliding glass doors shall be locked at the meeting rail. Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall be fitted with a minimum 180 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows: sliding glass windows shall ,be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. Windows shall meet the uniform building security code for shatter resistance. B. Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. C. Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. D. Windows fitted with a crank type gear opening devices shall be fitted with a positive window lock that engages metal to metal. 3. LIGHTING A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 64 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be illuminated from the interior and contain numerals of not less that 2 1/2 inches. 4. GARAGE AND STORAGE AREAS A. Garage doors shall -be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the out side. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permitted with an alternative form of locking device activated from the interior of the garage. Exterior • garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material , or covered with a security mesh of 1/'8 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall be fitted a deadbolt lock and associated hardware, or a minimum 3/3 inLh diameter hardened padlock hasp. THE CITY OF DUBLIN P.O. Box 2340 Dublin, CA 94568 (415) 829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT I (property owner) do hereby agree that all plants (trees, shrubs and ground cover) will be installed in accordance with the City of Dublin' s approved landscape plan for (name of project) located at • (address) . All plants will be replaced in kind as per the approved plan at such time as they are found to be missing, diseased, damaged, or dead, for at least one (1) year from the date of their installation. I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one (1) year from the date of the landscaping installation. This agreement is binding against this and all property owners of record. Signed: Date : 1 ATTACHMENT lo Form 83-05 1/83 CITY OF DUBLIN PRELIMINARY RESIDENTIAL CONDOMINIUM DEVELOPMENT GUIDELINES Primary Guidelines 1. Parking 2. Open Space 3. Private Vehicular Accessways 4. Storage 5. Refuse Collection 6 . Site Development Review Standard Conditions 7. Standard Residential Security Requirements Secondary Guidelines 8 . Alameda County Land Use & Development Plan Objectives, Principles and Standards 9 . Guidelines for Authorizing Construction or Conversion of Condominium. . .Projects. ATTACHMENT 1/ Form: DP 83-02 1/7/83 n n 1. Parking Requirements Two spaces per unit, one of which must be covered and assigned to a specific unit. A minimum of 15% of the parking spaces shall be reserved for guest parking only. No more than 25% of the site can be paved for road or parking purposes. Covered parking stalls shall be 9'x 20'. Uncovered parking stalls for standard cars shall be 9'x 18' and for compact cars 8'x 17'. A 2' overhang is permitted. 35% of the uncovered parking stalls may be for compact cars. 2. Open Space • Fifty per cent of the site shall contain useable common open space. An open space area must be at least 15 feet wide to be counted as open space. Decks, patios and balconies must be at least 7' wide to be counted as open space. Each ground level unit shall have at least 200 sq. ft. of private useable open space (e.g. decks, patios and balconies) directly adjacent to the unit. Each above grade unit shall have at least 70 sq. ft. of private useable open space directly adjacent to the unit. This space must have a minimum dimension of 6 feet. 3. Private Vehicular Accessways Without parking on either side 20 feet 90° uncovered on one side only 26 feet 90° covered parking on one side only 30 feet 90° uncovered on both sides 30 feet 90° covered on both sides 32 feet 90° covered on one side and uncovered 32 feet on the other side Sidewalks with handicapped ramps shall be provided to allow resident and visitors to walk through the development without needing to utilize the vehicular accessways. 4. Storage Each unit shall have at least 120 cubic feet of individual lockable and water-proofed storage space assigned it. The space must have a minimum dimension of 4 feet. -1 r 5. Refuse Collection Refuse collection areas shall be enclosed by solid and substantial materials; the design of which shall be compatible with the architecture of the project, and the height of which must exceed the height of the refuse containers. 6. _ SITE DEVELOPMENT REVIEW STANDARD CONDITIONS CITY OF DUBLIN All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 11. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. { b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded fran direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened fran view, and that electrical trans- formers are either undergrounded or architecturally screened. • f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible fran view and not E'1 detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimimi Code requirements. n n 2. Final Landscape Plans, irrigation system plans, tree preservation tech- niques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the propoqaci trees on the site are a minimum of 15 gallons in size, and at least 50% of the prupused shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slupes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by Septemb r 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee frau the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City, or a bond has been posted to cover all costs of the unfinished work, plus 25%. CITY O F DUBLIN POLICE SERVICES 7 . STANDARD RESIDENTIAL BUILDING SECURITY RECCUNENDATIONS I. DOORS a) Exterior dcors and doors leading from garage areas into private family dwellings shall be of solid core, no less than 1-3/4 inches thick. b) Exterior doors and doors-leading from garage areas into private family dwellings shall have auxiliary locks that resist prying or wrenching. These locks may be deadbclt cylinder locks of one inch throw, rim locks, or locks of equivalent burglary resistant construction. The exterior function of the lock may be keyed or coded. The interior function of the lock shall be by a turn piece. c) Breakable decorative or vision panels in exterior doors or within reach of the inside activating device shall be protected by ironwork or steel grills securely fastened to the inside of the panel or wire hung glass. Ironwork shall be constructed of at least 1/8" material of 2" mesh. d) The front exterior doors shall have an interviewer or peepholes. e) Exterior and interior garage out-swinging doors shall have non- removable, hidden or non-accessible hinge pins. f) In-swinging exterior doors shall have rabbited jambs or alternate means of strengthening. g) The strike shall be attached to the jamb and door frame so as to prevent its being dislodged by the force of prying, blows or similar attack. h) Sliding glass doors: All sliding glass doors shall be equipped with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible move:renrn t of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. The locking device function may be operable by a keyed lock on the outside and shall be operable by a turn piece on the inside. Double sliding glass doors shall be locked at the meeting rail. II. WINDOWS a) Windows shall be so constructed that when the window is locked it cannot be lifted from the frame. b) Louvered windows shall not be used within eight feet of ground level, adjacent stairways, or other structures. ZII. STREET NUMBERS a) The street numbers shall be 3" high of standard design, black material mounted on an opaque light box which is to be lighted at all times. The street numbers shall be located on the structure at a height and location designated by the enforcing agency. IV. MJLTIPLR DWELLINGS a) All multiple residential dwelling units shall comply with all residential security requirements. b) A sign directory displaying the numbers and location of all dwelling units in a diagram manner shall be posted at each vehicular entrance and main pedestrian entrance to the property in a location and of a size easily readable from entering vehicles. The directory shall include annunciation as required by the Fire Department. 8 . LAND USE AND DEVELOPMENT PLAN OBJECTIVES, PRINCIPLES AND STANDARDS TO BE UTILIZED IN THE PREPARATION AND EVALUATION OF LAND USE AND DEVELOPMENT PLANS FOR THE RESIDENTIAL PLANNED DEVELOPMENT DISTRICT Page 1 The objectives, principles and standards that follow arc intended to guide the applicant in the preparation of the Land Use and Develupmw.t Plan and they will be used as the basis of the evaluation of the Land U;c and Development Plan by technical agencies, the Planning Commission and the Board of Supervisors. The Objectives may be thought of as the primary social, economic and physical goals of the District to which the Land Use and Development Plan should be aimed. The Principles set forth the manner in which the land should be developed to achieve the objectives The Standards are considered to be measures that will assure realization of the objectives and principles; an alternate standard may be utilized if it is demonstrated that it is as effective as the listed standard. 'OBJECTIVES The Planned Development District and the provisions of this resolution, are established to encourage the arrangement of a variety of residential uses on suitable lands in such a manner that the resulting development will: a. be in accord with the General Plan of the County of Alameda; b. provide efficient use of the land that includes preservation of significant open areas and natural and topographic landscape features; c. provide en environment that will encourage the use of ccmmon open areas for community activities and other amenities; d, provide variety in the siting of varied housing types and in the design of access and circulation facilities; • e; be compatible with and enhance the development of the general area. PRINCIPLES AND STANDARDS I. COMMON OPEN AREA DESIGN A. Principles: I. Common Open Area (all lands not utilized by Building Sites, the building and its required yards, private outdoor living areas, roads, school sites, and other land areas owned or maintained by a governmental agency) should be: a) Designed as an essential or major element of the development; b) Located to take advantage of and help preserve existing natural amenities such as trees, topographic features, waterways and views; c) Consolidated generally into large useable areas; but used also to buffer incompatible uses and provide corridors of space around and within developed areas to achieve a spacious character and convenient linkage to all parts of the development. 2. Useable Common Oaen Areas (that portion of Common Open Areas that meets criteria (T, 5, 2 for outdoor living) should be: a) Conveniently located for use by all the residents, but primarily distributed so that the largest and most useable areas are in closest proximity to highest density - highest intensity portions of the development; b) Adequate in size and configuration to accemnodate a wide range of recreational activities whether soecific recreational areas or facilities are provided initially or in the future. • _I . Page 2 3. Rccrcotional Areas should be: a) Designed to provide for a wide range of recreational a perienc:s, both passive and active. The extent and nature of specific improvements such as pools, play fields, court games, tot areas, sitting areas, and nature trails should be related to the c neral recreation needs of the residents, site characteristics and the availability of area-wide recreational facilities; b) Provided most generously where high-density--high intensity levels of development result in the limited availability of private outdoor spaces; c) Conveniently located without impairing the view and privacy of individual dwellings; c d) Safe to use, durable, and economical to maintain. 1 4. The common open area and recreational facilities should be Preserved in perpetuity, and that the residents will share the advantages of using it and the responsibilities of maintaining it. B. Standards: 1. All common open areas and recreational facilities shall be owned by a Homeowners Association capable of disolution by 100% of its membership. 2. Useable common open areas shall be: a) Provided at the ratio of 500 sq. ft. per dwelling unit. This requirement may be reduced by 100 sq. ft. for each 500 sq. ft. of Private Outdoor Living Arca provided a dwelling unit in excess of that otherwise required by this Resolution (1184), b) Consolidated in units of at least 10,000 sq. ft. in area that measure not less than 100 feet in width or depth and shall not exceed a maximum gradient of 10%. . 3. All dwelling units shall be a minimum of 50 feet from the perimeter of all recreation areas and facilities subject to intensive use, ] 11. BUILDING SITE DESIGN A. Principles: 1, Dwelling concentrations of differing densities should be arranged 1 that in general the highest density portions of the development are closest to existing and anticipated centers of activity, major transporation route% commercial areas and other public facilities. 2. Dwelling units should be situated: a) In locations which are not subject to the probability of natural or man-made dangers, annoyances or inconveniences; b) To permit optimum site utilization commensurate with the conservation of desirable topographic features; c) In compatible groups of similar building types; d) To take advantage of desirable views; e) To provide natural light and ventilation, adequate privacy and convenient access to and around each building; f) To assure their harmonious ,rlatinnship with existing and 'anticipated development along peripheral boundaries. Page 3 3. Spaces should vary between buildings in accordance with the building size and use in order to achieve a desirable visual and social relationship. 4. The distance between buildings and streets should vary according to building size, use and character of street traffic in order to provide well planned streetscape and to assure protection from traffic noise, congestion and property damage. 5. Private outdoor living areas for each dwelling unit shall be ample in size, useable in shape and adjacent to the dwelling units served. 1 B . Standards : 1 . A minimum five (5) foot yard shall be provided adjacent to each exterior building wall . This yard shall be increased: a) Five (5) feet for each story of the building wall over one story; and b) Two (2) feet for the first fifty (50) feet of building wall length, plus one (1 ) foot for every 10 feet of building -wall length over 50 ,'eet ; and c) Five (5) feet from a limited access street (less than 300 vehicle trips per day) ; • d) Ten (10) feet for a minor residential street (300 to 600 vehicle trips per day ; e) Twenty (20) feet from a neighborhood collector street (600 to 2,000 vehicle trips per day) ; f) Thirty (30) feet from an arterial (over 2,000 vehicle trips per day) ; (too yard required a building shall be used to satisfy the yard requirement of another building.) 2. Peripheral setbacks for a building located along the boundaries of the Planned Development site shall be equal to the required yard for that building.but not less than 20 feet ; 3. Private outdoor living areas shall be: a) At least 500 useable sq. ft. in area and measure not less than 15' in width or depth for single occupancy, detached buildings located on the ground floor; b) At least 300 useable sq. ft. in area and measure not less than s 15' in width or depth for multiple occupancy attached dwellings located on the ground floor; Page 4 • c. At least 70 useable sq. ft. in area and measure not less than 8' In width or depth for dwellings located above the ground floor. III. DESIGN PRINCIPLES AND STANDARDS FOR RPD ACCESS WAYS A. Purpose: These principles and standards are to be employed in the design, evaluation and approval of access ways in Residential Planned Development District (RPD) Land Use and Development Plans. B. Definition of Access Way For the purpose of these principles and standards "access way" means those areas in an RPD intended for the circulation and maneuvering of motor vehicles where Design Hourly Volume (DHV) does not exceed 100. "Access way" Includes accesses to open and covered parking spaces, but not the spaces themselves. 1 C. General Principle - Functional Design: 1 Arcess ways should be designed to meet the specific conditions present in each development and be integrated with all other elements of the site plan, As local conditions and desired residential characteristics vary, so should access way function and design. The major determinants of RPD access way design are: I. Desired speed of movement: Generally there will be no need for fast movement of vehicles within the residential portions of Residential Planned Developments, speed and efficiency of movement being of more Importance on collector and arterial streets leading to and through the development. Maintaining speeds within a range of from 5-15 mph within the residential portions generally will be desired in the interest of safety and residential compatibility. Exceptions where speeds to 25 mph will be desired may occur in very large or strung out develop- ments where more than 4 minutes travel time (1 mile at 15 mph) on a given access way required to reach the collector or arterial street providing access to and through the development. 2. Volume of traffic: Volume of traffic (DHV) should determine the number of moving lanes and intersection design, including parking bay access, and in combination with design speeds, the width of travel lanes. 3. Type of vehicles served: Travel lane widths should be greater than required for automobiles alone where large service and emergency vehicles must be accommodated. 4. Accommodation of utilities: Wherever necessary, the roadway area should be designed to accomodate water, sewer, electric, telephone, gas and drainage facilities. 5. Maintenance: The access way should be designed structurally for the base to last the life of the RPD and the surface to last at least ten years without significant repairs. Routine and major maintenance should be provided for either through the incorporation into the County Road System or by the Homes Association. Streets intended to serve traffic needs of an area beyond the RPD and collector or arterial streets within the RPD should be County maintained. 6. Safety and residential compatibility: Access ways should be designed to: a. Provide convenient access while minimizing dangers and annoyance. h. Avoid adverse grading and drainage conditions and conserve existing amenities of the site, -Page 5 c. Minimize through traffic. 7. Needs of surrounding areas: Provide for general circulation needs of the surrounding area by providing connections to the existing street ' system and stub streets to undeveloped lands, which streets should be county maintained. D. Standards: I. Access way width: Access way width is to be determined by adding to the basic travel lane width other elements of the cross section that may be necessary for a given design situation, l.e., areas for parking, side- walks, landscaping, utilities, protective slopes, etc. 2. Travel lane width: Speed Range Traffic Volume Minimum _ (DHV)1 Lane Width 10 - 15 mph 0 - 50 9'2 15 - 25 mph 50 - 100 • 10' Design Hourly Volume A minimum 10' width including shoulders is necessary if service and emergency vehicles will use. 3. Grades: Grades should not exceed 12% for portions of access ways likely to be used by school buses. Access ways may have short runs exceeding 127, but not greater than 15% or not greater than 20% if the access way is no more than 300 ft. in length. 4. Horizontal Curves: Speed Ranger mph Lane Centerline Radius 10 - 15 mph 30' 1 15 - 25 mph 50' 25 - mph NA 3 1Where emergency vehicle service necessary z 40' . minimum; right angle turns 20' minimum 5. Turn around facilities: Maneuvering space for vehicle turnaround should be provided at the ends of dead-end access ways and at 500' intervals along access ways where intersections are non-existent • or 1000' or more apart. 6. Parking: Parking spaces as required to service the resident and guest needs pf the development may be located In lanes adjacent to access way:, traffic lanes, in bays off the access way, in conventional garage and parking structures or in various combinations as appropriate for the particular RPD design concept. Parking lane parallel to traffic lane: Deslen Speed Parking Lane Width 0 - 15 mph 8' 15 - 25 mph 9' Page 6 Parking in bays perpendicular to and adjoining travel lane: Speed Range of DHV Stall Back up Travel Lane Width/Depth (includes travel lane area) 0 - 15 mph 0 - 20 9' - 20' 25' minimum 20 - 50_ 9' - 20' 28' minimum 15 - 25 mph Perpendicular Parking Not Permitted 7. Sidewalks and bicycle ways should be provided at locations within the RPD consistent with the need to service pedestrian and bicycle traffic likely to be generated. These facilities, depending on local conditions, may be a part of the vehicle travel way, located adjacent to it or in an entirely separate area. When associated with the access way, the following standards shall apply: Speed Range Traffic Volume Sidewalks Bicycle Ways t _ (moh) _ (DHV) 0 - 15 0 - 20 Part of travel way Part of travel way except when high pedestrian volume anticipated 20 - 50 4' wide, adjoining Part of travel way 15 - 25 0 - 50 4' wide, adjoining Part of travel way 50 - 100 4' wide, separated 10' wide adjoining by parkstrip roadway (Park strip is 2' wide except where additional width is required for landscaping. 8. Curbs and gutters, shoulders slope and utility easements: Should he provided and included as part of the access way as warranted by traffic, drainage, topographic, soils and road structural conditions. 9. Access way structural section: Access way structural section should consist of a minimum 0.2' asphalt concrete pavement on a 0.5' aggregate ] base, or greater if determined necessary by base soil analysis. E. Illustrations of standards: Following examples are of some typical access way cross sections that may occur in RPD's through use of the preceding principles and standards. le'TOrAt.WIOfh 0.51 Iv t 6 4-- • Minimum 10 - 15 mph speed range and traffic volume 0 - 50 DNV . No provision for emergency or service vehicles necessary . Parking and pedestrian movement accommodated elsewhere . Curbs for drainage and protection of street edge and adjoining landscaping . Page 7 . ' rar-AL Y-JIDTH .4 ' ' 10� ro' ' 5 4'I � ill 0 1 li .) sL) cs f , 15 - 25 speed and 50 - 100 DHV 1 i . Parking one side , Sidewalk ohe side . (P.u.E . varies) _ 1 46,5 1 TC7TAL W I CAN L 261 0,5 101 ` 101 ei 20' --e curb betAord f; 0 6 0 - 15 mph speed and 20 - 50 DHV traffic Parking at right angles in bay open to access way s Id .41' 2. lay t0' _ 9l. ?.5 41 ‘\lctrre>s 1171 I _ : 4 t 1 � H Hth1 ▪ Speed to 25 mph, traffic 50 - 100 DHV ▪ Parking both sides arkstrip ▪ Sidewalks both sides •�n`I �aratelied by hy planter strip ▪ Bicycle way provided, seF • Slope casement once side (varies) Page 8 IV. DESIGN OF PEDESTRIAN CIRCULATION SYSTEMS A. Principles: Pedestrian ways should be: 1. Designed to provide for safe and convenient circulation within and beyond the development; special attention should be given to the connections between parking areas, dwelling units and all project facilities; 2. Designed and improved in accordance with their Intended use (i.e., nature trails, entry walks, and street.sidewalks or equivalent); 3. Of proper width, alignment and gradient to provide safety, convenience and appearance suitable for pedestrian traffic; 4. Designed, located, and improved to protect privacy of individual dwellings. B. Standards: } The walking distance from a dwelling unit to the required parking space or spaces which serve It shall not exceed 200' as measured along defined walkways; walking distance from dwelling units to guest parking spaces shall not exceed 500' as measured along defined walkways. V. SITE IMPROVEMENTS: GRADING, DRAINAGE, INSTALLATION OF UTILITIES, USE OF PLANT MATERIALS AND OTHER OUTDOOR FACILITIES A. Principles: 1. Grading. Grading shall be designed to assure stable ground forms, adequate surface drainage, safe and convenient access to and around the buildings and to conserve desirable existing vegetation and natural ground forms. Any unusual hazard to pedestrians created by slopes or sudden grade changes shall be minimized by the installation of fences, walls, rails, or planting. 2. Drainage. Installation of adequate facilities for the collection and disposal of storm waters shall be provided to prevent damage to property and to provide for the safety and convenience of occupants. 3. All utility installations installed in and for the purpose of supplying service to the development shall be underground. 4. The appeal and character of the site should be preserved and enhanced by retaining and protecting existing trees and other site features to the extent that they enhance the project and additional new plant materials should be added for privacy, shade, erosion control and to screen out objectionable features. 5. Appropriately designed fences, walks, or planting should be installed along property boundary lines, parking areas, playgrounds, laundry yard, refuse collection points, and other locations where needed for protection or screening purposes. Plant materials should be selected and arranged to produce a harmonious visual effect. 6. Laundry and drying facilities of appropriate size should be provided when necessary at locations readily accessible to the dwelling units. 7. Refuse collection stations should be located convenient to both the residents and collectors and suitably screened. 8. Light fixtures for walks, steps, parking areas, driveway, streets and other facilities should be provided to assure safe and convenient night time use. Fixtures should be designed in keeping with the project and properly shaded to screen dwelling unit windows from the direct rays of light. 9 . GUIDELINES FOR AUTHORIZING CONSTRUCTION OR CONVERSION OF CONDOMINIUM, COMMUNITY APARTMENT AND STOCK COOPERATIVE RESIDENTIAL PROJECTS Adopted by the Alameda County Board of Supervisors May 15, 1979 The following guidelines are adopted for use in Planning Department actions on Tentative Subdivision Maps, Site Development Review and Planned District rezoning applications involving either the new construction of, or conversion of existing dwellings to, condominium community apartment and stock cooperative dwellings. By using these guidelines together with existing General Plan policies and regulatory ordinances it is the Planning Commission's objective to: Promote the generation of housing of enduring quality and the conservation of existing housing. Assure residential living environments adequate to the needs of long- term occupancy. Provide neighborhood stability. Protect individual housing investments. Help assure economic and efficient operation of condominium homes associations. Address in condominium conversions needs of existing residents for alternate housing. GUIDELINES • I. Floor area ratio: The ratio of total project residential floor area to project site area should not exceed 1:3. A greater floor area than 1:3, as determined on a case by case basis; may be appropriate for high density projects (normally exceeding 2500 square feet of site area per unit), where units are stacked and other design elements are introduced to increase openness and privacy and where special amenities, such as views, offset site deficiencies resulting from exceeding this ratio. On sites where existing construction takes up a disproportionate share of the site, the site area/floor area ratio should apply only to the area remaining for development. 2. Parking: One of the two parking spaces per unit required by zoning should be located as close to living! units es good design will permit; a separation of more than 50 feet should be avoided. Where practical, enclosed parking spaces should have an apron in front capable of providing a tandem space for alternate or additional use. One space per unit should be covered. In addition Condominium Guidelines Poge Two to the two spaces required to serve each unit,guest parking should be provided at I space per 2 units for units up to 1,000 square t and I to I for larger units. Available on-street parking may be counted to meet this requirement. Signs should identify guest parking areas and the Covenants, Conditions and Restrictions should prohibit the use of these areas by homeowner families. Parking may be reduced below this level if the project is in an area with a public transit system ded to bee cone sistent serve the with a needs of the residents or may be Specific Plan adopted by the Board of Supervisors. 3. Private open areas: Each ground floor unit should have a private open area properly related to the floor plan and at least 300 square feet in area, with a minimum dimension of 15 feet. Units not on the ground floor should have adequate balconies with a minimum dimension of 8 feet. 4. Private entrances: Unit entrances should be designed es a with no mretransition to the livhe areas yf floor andld notbe semi-private, bvalceon es post more than two together on any other units. Building walls at entry areas should be separated at least 12 feet from parking and driveways and special attention should be given to the landscaping in the intervening area. 5. Unit orientation: Dwelling units should be sited and screened to provide privacy from adjacent units and uses (including those on adjacent property),from vehicular and service functions and from group activity areas. 6. Landscaping: Project landscaping should be considered a vital part of the overall development and should treatment� nedulbyba c a registered Landscape Architect. Spe required in and around major parking areas for screening and for reducing the visual impact of the paving. • 7. Noise: Common walls and ceilings of all units should be constructed using techniques to limit noise transmission as specified by the current Building Code except where Code standards can be demonstrated to have been met on the basis of tests performed in each unit by o Professional Engineer specializing in acoustical engineering. 8. Smoke detectors: Smoke detectors should be installed in each residential unit and in meeting and recreation rooms owned in common as required by the Current Building Code. 9. Energy conservation: Energy conservation insulation should be •Installed in all project buildings in accordance with Title thereof. 4,State of California Administrative Code,or any changes • ' Condominium Guidelines Page Three 10. Physical condition of housing to be converted to condominiums: The project as a whole should be in good repair when offered for sole. Prior to filing a final mop permitting condominium sales, • the following reports should be submitted for review and approval by the Director of Public Works: (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. (b) A report by a Professional Engineer attesting that the structure of all buildings, pavements, storm drainage facilities and the interior and exterior plumbing, electrical systems and utility and mechanical equipment to be owned in common or as part of individual condominiums are in good and serviceable condition; (c) A report by a licensed painting contractor certifying that painting throughout the project is in good condition and that the building exteriors should not require repainting for at least five years. (d) A report by a licensed termite and pest control specialist certifying that the structures are free of infestation and structural damage caused by pests. (e) Deadbolts (flush mounted variety with I" "throw" into the jamb)should be installed in entry doors of all units. • Deadbolts(flush mounted variety with I""throw"into the jamb) should be installed in entry doors of all units. I I. Domestic facilities: Adequate facilities at appropriate locations should be provided for domestic needs including laundry facilities, screened garbage collection facilities, and special storage areas (100 cubic ft.min.),for each unit. Provision for laundry facilities should be included in eoch unit,where possible; but, in any case, of least one washer and one dryer should be provided for every four dwellings. Appliances in converted apartment units should,if not new, be warranted to new values. 12. Utilities: (it is the intent of the following guidelines to secure public maintenance of as much os is feasible of the utility systems installed on project common open areas„ in conversions where such systems are privately maintained reconstruction of the system may be necessary to meet requirements of the servicing entity.) On-site sewer and water systems (except laterals to individual • units or buildings, plumbing within buildings, and landscaping - S __-e•.. •-.-.__.. _i,..,d,1!v n,ntntnined by the Condominium Guidelines Poge Four • Systems should be designed to minimize the length of laterals and to locate meters next to the buildings served. A separate water meter should be provided for eoch residence or at least each building. Master metering of gas and electric service is not permitted. Separate metering of gas and electric service to each individual dwelling unit will be made in accordance with the .serving utilities' tariffs. Water supply systems for fire fighting should meet the requirements of the fire district and be connected to the public water supply system; keys to security gates and doors should be kept in key boxes at locations approved by the Fire Chief. The key box and key should be designed to district specifications. The Covenants, Conditions, and Restrictions should provide that upon sufficient notice to homeowners,the serving utilities be authorized to enter any portions of the units whenever restoration of gas, electric and telephone service is required; that the utilities shall have the right to install,move,remove, or run new lines in or on any portions of the common area, including the interior and exterior of the units(except where undergrounding is required by the Subdivision Ordinance)as is necessary to maintain telephone service within the subdivision, and that this provision may not be amended or terminated without the consent of the uillities. In conversion, the Pacific Telephone and Telegraph Company should be responsible for maintaining the existing underground telephone conduit distribution system serving the buildings. 13. Play areas: Play areas with play equipment should be provided in all projects likely to have children at locations where surveillance is practical and noise can be tolerated. Play area size should be determined on the basis of 40 sq.ft.per child. 14. In considering applications for condominium conversions, preference will be given proposals whereunder: a. Renters over the age of 65, or who have children under 12 years of age, or who have serious physical handicaps, or renters who for other reasons are likely to have great difficulty relocating, are to be offered four year leases at current rents with provision for limiting rent increases to not more than 7%cnnuolly. b. Apartment be into substantial �confo mane ildings over 15with years prold esent will Building brought Code standards. c. Moving expenses to a maximum of $500 ore to be provided to renters disploced by the conversion. • -Condominium Guidelines Page Five 15. Rents for tenants residing for at least a full year in a project considered for conversion shall not have been increased more than the increase in the Cans•rr's Price Index for that period. No rent increases shall be permitted during the period in which the application is being processed by the County. 16. Tentative map applications for condominium conversions should be accompanied by a survey of comparable rental housing in the area surrounding the proposed- conversion. This survey is to be used to evaluate the impact of the conversion on tenants who will be displaced. The boundary of the survey area should be determined in consultation with the Planning Department staff. The survey should include identification of all rental housing in structures of two or more units and the following information regarding each development: (a) Number of units, categorized by bedroom count and rents charged; (b) Vacancies by unit type; (c) Policy on renting to families with children. The application should also include any proposals by the subdivider for offering leases to existing renters, for bringing apartment buildings over 15 years old up to current Building Code standards, for paying moving expenses of renters that will be displaced by the conversion, and evidence that rents during the past year conform with the limitations of provision #15. • 17. A copy of the proposed application for the Department of Real Estate Public Report should be submitted with the application for tentative map approval. -. g "' DOUGHERTY REGIONAL FIRE AUTHORITY 9399 Fircrest Lane SEB1111G San Ramon,CA 94583 ppBLIN b 5"II BFMON (Telephone)415-829-2333 August 16, 1989 Mr. John Donahoe Project Planner City of Dublin RECEIVED P. 0. Box 2340 Dublin, CA 94568 AUG 171989 Dear John: DUBLIN PLANNING This department has reviewed the proposed plans for the Dublin Meadows Project and the conditions of approval are as follows: 1. In addition to the primary entrance into Phase I, an emergency vehicle access must be provided prior to any occupancy in Phase II. 2. Prior to any occupancy in Phase III, a second public access must be provided. 3. Two public accesses into Phase IV will be required prior to occupancy. 4. In regards to items 1, 2, and 3 above, if at any time construction order or phases change, this department must be notified. 5. A project fire flow of 3,100 gallons per minute at a residual of 20 P.S.I. will be required. 6. On-site fire hydrants will be required. Number and location to be established by this department at a later date. These must be installed prior to construction. 7. Prior to any construction above the foundation, an all weather road within 150 feet of all exterior portions of each building will be required. All weather roads shall be a minimum of six inches of class two aggregate base at 90% relative compaction or approved equivalent. Copies of the compaction test results must be sent to this department before approval. 8. A Fire Impact Fee of $600.00 per dwelling unit is due to this department prior to building permits being issued. 9. All building addresses must be illuminated and visible from the street. 10. An illuminated project directory must be installed and maintained at each entrance. 11. On-site hydrants will be required and will be fulling charged before construction with combustibles begin. 12 . All weather roadways will be provided for fire apparatus before construction of combustibles are to begin. 13 . All bridges shall be maintained at the minimum required width established by the fire code (20 ' ) and shall be capable of supporting a gross vehicle weight of 50, 000 pounds. 14 . All interior roads to be marked according to the California Vehicle Code Section 22500. 1 as fire lanes. 15. Fire extinguishers are to be located within all common areas, i.e. , recreation room, administration office, gym, and rental office, and every 75 ' of travel distance within the complex. 16 . This department will require a Knox override switch on all entrance gates into and out of the complex. 17 . All project buildings shall conform with the safe roofing ordinance of Dublin, and spark arresters placed on all fire places. If you have any questions, please call me. Sincerely, TOM HATHCOX, Fire Marshal TH/liw ` T�� FE50ijgC�N '`f� •" ^' 6 20�* ALAMEDA (c lTY FLOOD CONTROL AND V/Ai... ONSERVATION DISTRICT t5 5997 PAR%SIDE DRIVE 1 PLEASANTON,CALIFORNIA 94566 1 (415) 424-25O) 9 Hay 23, 19Z2 Ms. Trudi Ryan, Project Planner Line P City of Dublin P.O. Box2340 Jf ,C�J 1yFD Dublin, CA 94568 . 61AY 4^~ �� Re: fieritage Co�,oas/Tentativ=_ Tract 5223 � I Dear Trudi: • Enclosed is a copy of our Novenae_ 18, 19Z7;lette: to Casden with general coonents on an earlier development proposal. In addition to those scents, our recoQendatioas for the current proposal are listed below. ii p--•_^• the channel botton 1: The rock riprap shoo be extended to r dor ValleyBoulevard. =rit velocities from. the ido-�str_a� of E_a the culvert need to be determined and rock sized accordingly. 1 2. An access road along the east side of the channel from Amador I Valley Boulevard to the Arroyo Vista Project should be installed. ' 3. The sacked concrete riprap run s_s southerly bank of i _ the creek (adjacent to Arroyo Vista) has `xen eroded at the toe. • Additional toe protection should be a___-. 4. The rock riprap should he extended along the boundaryof Tract i 4950 (below the existing units). . .i• 5. The tentative tract tap should show a typical creek cross section with 2:1 slope or projection, 10-foot setback, access road, li V-ditch, etc. ir. I: i 6. Zone 7 will not accept ownership Cr- ' 'znance of the box culvert. The culverts should be d'°'; ^-_ to carry the ultinate :r Q100• The mini_ culvert height should be 7 feet, the nini= width S feet. The creek should be protected downstream of such I`_ structures. ;t 7. Final plans should include ramps to the channel bottom. th S. The City (Housing Authority) nay wish to consider including the :l portion of the creek within the Arroyo Vista fiousing Project for °j channel improvements in conjunction with the proposed development. Zone 7 could take reimburse ants for the • • - --•'---- construction an. righ' .-cm. vn,er , ._ .:a .•-i pio:taz t:.n�ie:+_, s;. 14 • in our November 1S, 1957• letter. Iti AUACHMENT13 �: ?9 HESIT:\G t 1,,,,•••,,..',..,,-,,,%,,':__,..• "•,'••1•/I,*;‘,'7"..."11..1.'.1';*eri•P'.$•/:c•;;;'1•/4''''••1••••4•"' ••'‘f.'1'',.;%„"Wr i....6,..•7-.•,':•',1:4'',,4..):,%;.-/•*;:..?!•-.7itv.,•70.-_!-•-:.rire,P,If...- 7; •..t..• ••i•.•,..., .. •, '''';'-'1-:.L;'- ;'''',/ 'r..,.'IV,',::::::::::,.'i...l„?/;•4'1-„',•-„,1 Y7,I,.......0‘11,;-1,1,%,•;,,,/,--,,••,•4.'";•,,•!.,1.,,,-1,i•,•0•‘.• ...."1:1•7.;;;',/,;•;,1;,,,,i.,, • 7,7,(1, rry•,,!,,),1,,;„1_,•.$72.L1•it...,,e....., ,,,,. , . i adsp , ...).'.,-,•,.:t,,,,,,,.••'•••:•,-..,•••• '''• •,,,•••••:.••,....:.,1,4,7,..,c;,,,,,s?,,,.:,•,,,,,r;,-;:•,,.,:,•,,,.;:,•„,•,4,,,......,.,..,,g;,,761,14,,,,,Y1•140,:, .:4.7.4 •70•0,."(0, "C-Vr... ',.:','7•i:•-•::!..';'. ' •/,,:,...4:.•-•, • •.';"' 1.'•"'.';',',“''..'•:!.,:i'.• •.1 4' '.; 7 0•=7,71;, .• , .!•='!'' ••e.,••••:•,•,4••''1'9!,'•..2 7-441/74,...A. ://./4;,/er't #, -',et —.,,,—• , , ;,,„:•...• . ••. ., •••,.,•!•,,•,,•":1"•.1, '',/,,'t,'%id...IN!'"'J.':l,)fi••:6'•':1 ';'•.• ;"•,,,7,:: •...j.'.',;s-•••./0-/1•••_1.4.f.miihr, .,.( .;.,Z/..t.77:-.I I.,...,-.,..1.. : .fIrj.,,A=1:•,,tde.'•;t.;••...,••.'1 '' • , •••• ,,,•„1,..„‘• ,•',....., .,: , f.1.. ,; ,..........;;;;;f:••••'''lifr Irl ,'6.,. , • , • .( .•7,...c•4'i••"•'•..•'t ' ' .f.;%• ".."...; ....:.'5''.'1•1 •Trudl.P.yad,•,Project Planner •,,•-••,-,:,"•,; ,.;"..,.-...:;!,:,,,,I,:•;,-.,.:,:,;;;,.,.,;.,,,,.•;,:i.,f,,,.;;;;;,,fiii1-..t„,..:;-_-,..,-..2,,,,..-._,:.11.,..i•ip;,.7...,-,..,_,:,...,:._:.,.4,,,,, , ......,''•,-, v.' " May 23 1988 /..- ., : . -:;.';.."'.'r.: •••• •• • .; •-•::•••;:/••••::.7:••••:•::';.?:e7c.-- -.1--7,';'.'f; •"-,?--••;---•-•- --:,'-...*:, . •. • ) •• '• •• • -. . .-.. •• •:.•-.;TF,'•?..,• .----,..,:•%:::::.:-••-c,„:,,.,... •.. • , . • . . . :;••••,.:.4:„.•,:-..r;.-•:. -... .......„.1,7"-L.,!•,:-....,•.•• - • .,- •• • - , • Page 2 •./ • . , • • .. ..:, , • .. , , - .•••,•..• -: . ---...••••:-•.-: •••-•--. • • • • •-: . . . - •. • . . :. . / . . . . cf u 1.a.ve arg queations .or please feel free to give DP-nnia Gas a call iyo .• • . • comments. 'Very. .t ruly 7c=7.3,'-':::;,'-7--.. ;5" •- .• - . .'. •.. _ • . • • • • , . , • •: . , . . • . .. .. • , • .•-• .. .:.. ••. •.. • :. . . . , •-_. -• -. liun J..1-iar -. ' - : • - r . . • . ..- ,.,... . . . General F.anaze.:-. -.-. .,. -;-- -_-..• • . ., . .. -• . .. • . . . . .. . .. . • ...j - . . . . . . • • ' By ' _ _ s!Vincert .i•c::2 Ear,-- -r• -2 •-• 6-- Enviro=e:=1 B2scurces Division . • - '= VW:DC:hi . . . - : • Enc. •• cc: 1-ee Thompson, City of Dubli--..._ . . . i Carl Steinberg, The Caseen Ccr.-pany • - i • Fitch lioughan, Bissell & Xa-_-:. • . • ; 1 i i • • % i - I - . ..f . 1 . • . • I •.1 ..1 • • , . .. • .... . • • . ili • 1, . r c .I 1 i . ' • . . . •.. ' . .• . . µ.. ,..v, i' / ,(r,3.v ✓r..T' A �' r,, r.,,,, - ., r.Avr. r iir ,'i stt�.,Tty�'�il J ¢�./ � tih.Yr.. '�r'�, !{�?,' f,�'f r/dJ"o. sue' r' '2% 3''f`�' f�.!R'yp�jy'./?.yyJ�/+0 ! 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I`:'5t)wi'.,7.�f.✓.a.n+,• /. •.1. , l;/17 1 FRIVATh VEHICLE ACCcSSWA.Y MAINTENANCE A=ENT Dublin, California • This private vehicle AccKsray Mainter2nce Prgreement, e:sited as of the day of ,, 1987, by and between Rafanelli and Nahas, a California C—eneral Partnership (cc er) aril the City of Dublin (City) is entered into with reference to t e recitals set forth in Article I below, a d constitutes a conga:t Vo ch will i. enable the City to provide certain nainterance services on the private vehicle accessr•rays described in E "-ii bit A, under certain conditions as set forth below. ARTICLE I RECITALS 1.1 Caner is the carer of the real p_crerty described in the attached Exhibit A, together with the private vehicle acccr4ays as ShL-Ten cn the improvement drawings of Village II, Tract 5511, prepared by Brian, Kangas and Fcul_L, dated 1.2 The declaration of Covenants, Corx=litions and Res icticns for Alano Creek, a s, ivision containing cordominii..= projects, sas recorded on Septe .-ter 19, 1986. The Declaration provides that, prior to the 'i e of any cer.doo niun trait wit`. n Tract 5511, an additional Condcnin un Declaration, attached in the form of Eti ibit B to the rester Declaration, shall be recorded against the individual corcar.ir sin project. Village II of Tract 5511 is such a ccrreminitnn project. 1.3 Tre Dtaster Declaration and Cer.dc hiun Declaration provide that private vehicle accessways are ccrnaon area for t benefit of owners within the individual cordaninitmt projects. 1.4 The Caner and City desire that a recorded contract, running with the land, be established providing the City with the authority to repair and/or maintain the private vehicle acce s s in the event the Ctrner or subsequent to the Caner, a condominium association (Association) , fails to so maintain them. _ 4 • • '4rA fj y�4 i • c.a c �" ad1d¢ !k'F�i"., 4 ,..�.....-eta:,..._„ -„r.i.. ......._.-�.. .'/fix. ... .tc... .. LP, o. w ARTICLE II MAIttf2NANCE 2.1 Pursuant to the Master Declaration, it is the obligation of the Owner, or, upon sale of cordaninium units, the P -ciation, to maintain the private vehicle aec. c ays within Village II. Owner shall maintain then in a manner such that adequate access by vehicular traffic is provided at all times, so that fire, police, he1th and sanitation vehicles and public utility vehicles can service the properties contiguous or adjacent thereto, and so that said vehicles would have adequate turning areas. All such maintenance shall be performed by Cwner or the P -qty-iation at no expense to the City of Dublin. • 2.2 In the event Cwrer or Association refuses or fails to so maintain the private vehicle access ways, the City of Dublin shall have the richt, but not the obligation, to perform said arintenance on behalf of the Owner or Association. In furtherance of City's right to perform the maintenance, City may enter upon the property for the purpose of accomplishing such maintenance. A'rICLE III ACCESS 3.1 Corer hereby grants to the City an irrevocable right of acccoc to the vehicle access-ways for the purpose of performing maintenance as provided above. This right of access shall be restricted to the City's maintenance responsibilities pursuant to this contract, end shall not create an easi-^,-nt on behalf of to public or the City for any cures other than to provide such maintenance. Said right of access shall he terminated if an offer of dedication of the access area shall be accepted by the City. ARTICLE IV PROTCTION OF PROPERTY & LNIDE+NIFICATION 4.1 In exercising City's rights to maintain, City shall take all reasonable precautions to protect the vehicle acces ways and all other private property located within Village II. • 4.2 All maintenance, construction and reconstruction performed by the City shall be done in accordance with the plans and ,ezc.ifications for Village II, Tract 5511, prepared by Brian, was & Foulk, and • in accordance with all applicable Alameda County specifications. The provisions of this paragraph shall not obligate the City to correct any defective workmanship or otherwise reconstruct or repair the private vehicle accesszays, except as is necessary to • • meet the requirements under 2.1 above. -/ 9'1 �K1 hunt r)"q �J�1 3` ° r ba >j. r� � J • J ✓ 4.3 City agrees to indemnify and hold Owner and/or Association harmless from all loss, liability, claim other damage caused by or relating to City's repair or reconstruction cork on the property. ARTICLE V P.s.szs.� NTS 5.1 All reasonable costs expended by the City for labor, materials, ecuitztent, and direct on-site supervision of he ins and/or reconstruction perfoz„--cl under the terns of this contract shall be borne by the Cwner and/or the Ft -iation. City shall so notify the Cwner and/or Association of all costs incurred by the City in performing such cork. • 5.2 Ln the event following a request by the City for payment, Omer and/or Association cannot or will not pay such reasonable costs, City shall have the power to PSceCs on an equal basis each condominium (or residential unit prior to filing a condominium plan) on the piv wrty for reimbursement of such direct and reasonable costs. Any _sescwnt so levied by the City shall be included at the City's option, on the nest succeeding Alameda County property tax bill. Such cost distributed equally to each of the condominiums shall be shown as a separate assessmeant along with the County ad valorem taxes and other assec=-.ens. ARTICLE VI NOTICE 6.1 City's right to enter upon the property to perform such maintenance shall be subject to the following requirements of Notice and Rights to Cure: (a) In the event of an e'*e ncy 'inch threatens life or property, City shall have the right to enter soon the property to perform maintenance immediately u�en giving notice to the Cwner or the Association. (b) where there is no immediate danger to life or property, City shall give 10 days' written notice to the Curer or Association of its intention to perform maintenance. Owner and/or Association shall have three days following receipt of such notice to ccna:ence such maintenance repair and/or reconstruction and such cork shall be completed within 30 days of receipt of such notice. (c) In the event that such meintenace cork cannot be reasonably completed within the 30-day period, the period for completion shall be extended for so long as Cwner and Association are diligently pursuing corrective measures on the property. " • �t cF 4 J raA 4 • fO Y( � � H�ila Nr � �,� mot. , �a/ �r'• • a f`:i • aY sY 1 f p M 3 7'e J.a `" r ' �` ` 'gyp f ...._,..�,.,.r.t.., r......_...,...-c .�.,...e.,.�a....tsr�..�_.....nv�t�s;G:.,<. .._ ...s.a._...:..CaG.n....tJ.u..r,r . ..,._. . • • 6.2 Where notice is required, it shall be deemed to have been pioily given three days following mailing by post paid registered or certified letter to the Dealer and/or Association at the address irdicated below: _ : S l t, 1 , ARTICLE VII MISCELLANEOUS 7.1 In the event of any controversy, claim, litigation, dispute or arbitration of any action bet en the parties arising out of or resulting from this Agre nt, the prevailing party shall be entitled to recover from the rsn-prevailing party its reasonable etcenses and court costs, including without limitation, attorneys' fees and costs. 7.2 Each paragraph and provision of this Pycr it is severable, and if one portion is determined to be invalid, the renainirg portions shall, nevertheless, remain in full force and effect. 7.3 'This Agreement and any docurents referred to herein contain the entire agreement betceen the parties relating to the subject matter hereof and may not be modified or amen_ e_xceot by written dcament signed by both parties. 7.4 This Agreement shall be governed by.the law of the State of California, and any legal action instituted puts-u2nt to this Aoreement shall be brought in the California State Courts in Alameda County. RAFAVS:LI & NAHAS CITY OF DU:LIv BY: V.311100111161.1111.1 General Partner BY: General Partner CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: September 5, 1989 TO: Planning Commission FROM: Planning Staff REPORT PREPARED BY: Rod Barger, Senior Planner SUBJECT: PA 89-075 Goodwill Industries Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to establish a Goodwill Donation Station trailer in the parking lot of the Payless Store located at 7333 Regional Street APPLICANT/REPRESENTATIVE: Goodwill Industries c/o Mike Flynn 1301 30th Avenue Oakland, CA 94601 PROPERTY OWNER: Lloyds Bank of California Property Account #4245 9275 S.W. Peyton Lane Wilsonville, Oregon 97070 LOCATION: 7333 Regional Street ASSESSOR PARCEL NUMBER: 941-305-16 PARCEL SIZE: 5.41 acres GENERAL PLAN DESIGNATION: Commercial/Industrial - Retail/Office EXISTING ZONING AND LAND USE: C-1/Retail Business District Payless Shopping Center Site SURROUNDING LAND USE AND ZONING: North: Retail/Commercial - C-1 South: Retail/Commercial - C-1 East : Retail/Commercial - C-1 West : Retail/Commercial - C-1 ZONING HISTORY: On December 3, 1969, the Alameda County Planning Department approved Tentative Map #3135 and Site Development Review, S-293, for the Dublin Plaza. The shopping center has nine lots, each of which has its own owner. Common rights of access are provided for each parel to allow cars to drive across parcel lines and share parking spaces. In January 1971, the Board of Supervisors also granted building code variances to the developers of the center to allow 1) buildings to be closer to the property lines than was allowed by the building code; 2) that these buildings could have openings in them (for doors and windows) that were closer to the property lines than allowed; and 3) that covered walkways could connect the buildings, where the building code required fire separations which would not have allowed connected walkways. COPIES TO: Applicant ITEM NO. • I F Filer le PA 87-075 On March 28, 1983, the Dublin City Council granted approval at the same building code variances mentioned above as well as a 105 space parking variance (PA 82-013). APPLICABLE REGULATIONS: The Downtown Dublin Specific Plan establishes policies and standards to control development within the downtown area. Section 8-48.2 q) of the Dublin Zoning Regulations (Conditional Uses) states that the C-1 Districts allows "recycling centers when operated in conjunction with a permitted use on the same premises" subject to approval of a Conditional Use Permit. 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 Government. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt under Section 15303 of the California Environmental Quality Act Guidelines NOTIFICATION: Public Notice of the September 5, 1989, hearing was published in the newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting approval of a Conditional Use Permit to allow a Goodwill Donation Station in the parking lot of the Payless Store located at 6333 Regional Street. Attachment 1 shows the location of the facility on the site. The donation station consists of a blue and white truck trailer standing 12 feet in height, 25 feet in length and 8 feet in width. Attachment 2 shows elevations of the truck trailer. Goodwill proposes as a primary use of this facility, the collection of glass, aluminum, and plastic for the purpose of recycling these materials (at another location outside of Dublin). As a secondary activity, Goodwill also proposes to collect used clothing and household items from this facility. As proposed, the location of the facility would take up approximately four parking spaces on the Payless site, all of which are rarely used and somewhat out of the way of the more intensely utilized main portions of the site. The City's Zoning Ordinance does not list a specific category for this use, however, the use is considered similar to a recycling center, which requires a Conditional Use Permit. -2- The proposed use appears to be inappropriate for the property for the following reasons: 1) 20/20 Recycling Centers presently has in operation at the Albertson's parking lot (directly adjacent to the Payless site), a recycling center which specifically collects aluminum, glass and plastic for recycling purposes. Allowing the Goodwill facility to be located in the Payless parking lot could result in an unnecessary over-concentration of two donation stations providing the same service within the same vicinity. 2) Goodwill presently operates a store in the Shamrock Village Shopping Center just across Amador Valley Boulevard (to the north) from the Payless site. In addition, they operate a Goodwill donation station truck on that site for the purposes of collecting used clothing and household goods. The close proximity of this Goodwill store and donation station in the Shamrock Village Shopping Center to the Payless site could result in an over-concentration of Goodwill facilities in the immediate vicinity. 3) The donation station would be highly visible from Regional Street. This would not be conducive to creating a positive image of the City. 4) The Downtown Dublin Specific Plan (excerpts included as Attachment 3) sets forth policies for the subject site. This project does not comply with the following policies: a. The project does not improve the visual appearance of the downtown area. b. The project does not provide landscaping as a buffer nor as an attractive urban design feature. c. The project does not improve relationships between land uses in the area. d. Retail land uses are encouraged in Zone 6 of the Downtown Dublin Specific Plan. The proposed use does not fit into this land use category. Because Staff feels allowing this use could result in an over- concentration of donation facilities in the immediate vicinity and because the proposal might not comply with the standards of the Downtown Dublin Specific Plan, it is recommended that the Planning Commission deny this Conditional Use Permit request. 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 draft Resolution denying Conditional Use Permit PA 89-075 Goodwill Industries Donation Station, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends that the Planning Commission adopt the Resolution denying PA 89-075 Conditional Use Permit for Goodwill Donation Station. ATTACHMENTS: Exhibit A: Resolution of Denial Background Attachments: Attachment 1: Site Plan Attachment 2: Elevations Attachment 3: Excerpts from the Downtown Dublin Specific Plan as they apply to this proposal Attachment 4: Zoning/Vicinity Map -3- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN DENYING PA 89-075 GOODWILL INDUSTRIES DONATION STATION CONDITIONAL USE PERMIT REQUEST, PAYLESS PARKING LOT, 7333 REGIONAL STREET WHEREAS, Michael Flynn, representing Goodwill Industries, filed an application for a Conditional Use Permit to locate a 25-foot long truck trailer for a donation station in the Payless parking lot at 7333 Regional Street; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and is categorically exempt; and WHEREAS, the Planning Commission held a public hearing on said application on September 5, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be denied; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The use is not required by the public need at the proposed location in that a Goodwill Donation Station would result in an over-concentration of Goodwill donation facilities in the area. B. The use is inappropriate for the site in that a 20/20 Recycling Center carrying out similar activities to the proposed Goodwill donation station, presently exists within the same vicinity. C. The use, if permitted under all circumstances and conditions of this particular case, would materially affect adversely the health or safety of persons residing or working in the vicinity, be materially detrimental to the public welfare and injurious to property or improvements in the area, as all applicable regulations will not be met. D. The use will be contrary to the specific intent, clause or performance standards of the Downtown Dublin Specific Plan in that: 1. The project does not improve visual appearance of the downtown area. 2. The project does not provide landscaping as a buffer nor as an attractive urban design feature. 3. The project does not improve relationships between land uses in the area. 4. Retail land uses are encouraged in Zone 6 of the Downtown Dublin Specific Plan. The proposed donation station does not fit this land use category. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission denies the Conditional Use Permit request in PA 89-075. PASSED, APPROVED AND ADOPTED this 5th day of September, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson Planning DirectorBff A I � RECEIVED pUBt1N PLANNINQt t r r D j �Pt m *r-;3)- -:AL". 1`f*"Hh-. ,,..„ z,1 ai -y(,,, . f� LYff� I ftt., •:. M 4. 1 l? I It ,I . _�-�•vz J 9ay� 'W^y�.; •-. • L -I- I -� 1T -•I—Ii--- 1 • IT• S Nr+(G: ^N .. pair,,%rum e A',y 7T / I _wf,wnrt.Nwa ar pM1��. 1.4 .G.- a T �,T,� ice.T. _(r p �T el® r b.c.. O - I -�yr0. .rtrit *rf tiltr lityl.�� . .. ,. �.T r orfo i NC-f 6pir r- 11-rilNC‹ lAvf_ rr� y T �t .tom t' Ll i- 9I` 1 P-r 13'''7 1`eETIc7NPi, yfy t711'�U14 Go: .._:--.1� r1�Nr- y IT Er 7'11I� �r f�l` `� . '.,01:ono n P.V. 616)23 -66-Geo �xP L�:l-`A-o • d e1 wd 1� Goodwill Industries of the Greater East Bay DONATION STATION IIZIE Q MIC , 25 I.igiummunim ., BACK VIEW ih T SIDE VIEW (FRONT) I (REAR) • LENGTH:25' HEIGTH: 13' WIDTH: 8' .. gEOEIy i „- JUN P) 1989 De DUBIN EJMNItia ' 'W Hr ���"�"' ",.'� Cityof Dublin { j t�riaf, i. jty ' ' - : Dublin r S .{ i Fy f Downtown .„:„...,„.....„ 3 r • • _,,,,,..,,,,,,,,,,„, ,:,,,,,.,,,...., ...„ . Sped� is „..,,,,,...,, , a44Planf ��f7� 3 � ,...*:.,:„...„,„,,, t'A 4 :E 4 -r c { X ,,: Adopted by the City Council � � ;,} on July 21 , 1987 .4- r k 4 4 . i:iti rs z T 3 � 't, ,k,.:4:.'1`,7,....i .a _ t , 4 All kIllitil 3 31 µ W_URSTER , BERNARDI AND EMMONS , IN . A Dublin "Restaurant Row" with restaurants, specialty shops, (� entertainment uses and second story offices is encouraged along Amador Plaza Road. ctie_r special requirements ar tablishe (visual a ear ce of downtown protec adjacent residential areas an encourage increased pedestrian connections among projects. Central Block Improvements A conceptual plan is suggested for review and discussion by property owners and merchants located within the major central area of Downtown Dublin. The plan encourages greater vehicular and pedestrian access among the various portions of the block, a clearer identification of entries from adjacent streets, and additional landscaping to improve the visual environment. It further encourages intensification of development by the selected infill of buildings where a substantial oversupply of parking spaces exist. A major feature of the concept is the potential for creating a structure and/or plaza space for a combination of public and private use. Since the downtown area does not currently contain an area where public events can be held, this C element of the concept could assist in creating a greater civic focus within the area for the benefit of both city residents and downtown businesses. Urban Design Improvements The image and identity of downtown with the City of Dublin will be enhanced by a series of public urban design improvements which will be complementary to those recently implemented by the city. They will consist of improvements to major downtown entries, the creation of continuity theme elements located in the medians of the major boundary streets, entry pylons to major projects and landscape and pedestrian amenity improvements along the proposed Dublin "Restaurant Row". Designs will emphasize colorful banners which may be changed seasonably to support downtown promotional efforts and will utilize the repetition of a Downtown Dublin logo. Implementation and Funding The Specific Plan implementation and funding strategies emphasize a public/private partnership,wbich includes flexibility and the utilization of a variety of funding sources and methods. Costs of implementing the improvements and programs for which some certainty of interest and scope 8 2. SPECIFIC PLAN POLICIES __ • A. GENERAL 1) The emphasis of Downtown Dublin upon regional retail uses shall be maintained. 2)1 Improved relationships among downtown developments shall be encouraged and required. 3) Contingency plans to insure the retention of automobile dealerships within the City of Dublin shall be prepared. 4) The city shall seek to enhance the image of Downtown Dublin as a source of community pride. B. CIRCULATION 1) The city shall consider the location of a BART station in the downtown area after evaluating the actual impacts of the Park-and-Ride facility and estimated impacts of a transit station. 2) Circulation improvements shall be limited to normal street and intersection improvements without extraordinary elements such as elevated fly-overs or • similar measures. 3) Downtown development shall not depend upon additional freeways ramps from interstate highways. 4) Emphasis shall be placed upon the improvement of downtown pedestrian circulation where appropriate. 5) The quantity of future development in the downtown area shall be limited to a level consistent with a realistic and affordable level of circulation improvements. 6) An annual report shall be prepared for the City Council on downtown traffic conditions at least annually to determine whether any future development limits or controls are necessary. 7) Internal vehicular and pedestrian circulation among adjacent projects shall be encouraged. 8) The city shall work with regional transit agencies and will consider all regional transportation programs which might have positive impacts upon Downtown Dublin. 9) The city shall consider plans which propose new points • of access to San Ramon Road. 10 1 An increase of height over a portion or all of the site • up to that specified in the-:Development Standards section of this report may be granted if the city finds that such an increase would not be detrimental to adjacent residents. 11) The city shall seek the creation of a downtown plaza space for joint public and private uses. E. URBAN DESIGN 1) Additional public improvements within the downtown area shall be used to identify the area more strongly with the City of Dublin. 2) The city shall require adequate landscaping between sidewalks and parking lots. 3) The city shall encourage and require a high level building, landscaping and signing quality. 4) Properties adjacent to the freeways shall be required to adequately landscape the edges of their property as part of any development approval. 5) The use of tar and gravel roofs shall be discouraged. • 6) Substantial areas of sloped roofs shall be encouraged. 7) The use of colorful fabric awnings shall be encouraged. 8) A strong pedestrian environment shall be encouraged along Amador Plaza Road. 9) Uses along San Ramon Road shall be encouraged to increase their orientation toward that street and to implement appropriate building and landscape improvements. F. IMPLEMENTATION AND FUNDING 1) Implementation of the Downtown Dublin Specific Plan shall be considered a joint public and private sector effort. The city shall re-evaluate the plan implementation progress annually to determine whether private sector participation and cooperation warrants the continuation of projected public funding levels. 2) The city shall consider the establishment a city-wide Business License Fee Program. 3) The city shall establish a Traffic Monitoring Program to periodically assess current and projected traffic impacts and shall take appropriate actions to revise the downtown• or other area plans to maintain traffic congestion at levels acceptable to the city. 12 4. DEVELOPMENT PLAN • A. LAND USE PLAN 1) OVERVIEW Downtown Dublin includes a mix of retail stores, offices, restaurants, auto dealerships, warehousing and auto-oriented retail and service establishments as shown on Diagram 8. Occupancy rates are high and the area has performed well economically over recent years. However, two major downtown retailers have recently moved from the area and competition is increasing in the Tri-Valley Area where Downtown Dublin is being challenged by new retail and office areas which have been planned as integrated developments with carefully interrelated parts, a high degree of visual appeal, well-design ommon areas and sub§tantial • amenities. Downtown iMblin, while containing a good mix of retail and service uses to attract shoppers, is difficient in these features and suffers substantially from a development pattern which lacks focus and offers little in the way of visual appeal. In addition, one of Downtown Dublin's greatest assets - the ease of reaching the area by car and moving quickly among the various downtown areas is being threatened by increased freeway and local street congestion. If • Downtown Dublin is to continue to function as a strong retailing center, development controls are necessary to avoid the creation of a level of traffic congestion which would discourage shoppers from patronizing the area. Improvements contained in the Circulation Plan should allow reasonable traffic conditions for a new regional transit facility, a hotel and approximately 675,000 square feet of additional development. Market projections have indicated the likely demand for around 500,000 square feet of new development over the next 15 years. (See Item F, A Summary of Estimated Market Demand, in the Appendix.) Finally, some areas of downtown, such as the auto dealership properties, are susceptible to future major land use changes and need special attention. The primary objectives of the Land Use element of this Specific Plan are shown on Diagram 9 and summarized as follows: a) Encourage the retention of automobile dealerships but develop contingency plans for their potential • relocation. 25 • . - f� . fr 1*\ iL...ii---c.) \\..\ \‘ . .1\ .1 \ _.), ) , \ \\ ‘ . J1 ig-,-. . \ // \irL_________„ , ,,, ,.\\ „:„........2.0„...:,,_;‘..4., ,,,;,.. „:‘,, -----2. _ I '. � . \ \ ivy ^ l : -, ,' ♦ \, • 0 ti 4'.' '6 .Ps\•\ \ o o \° \\,yi �\ %\$ L./ Th . I - -.":,..ii\S ./.. , \NV--2:----k., 1 \..., .. „,...____)Aiv..:„.„..c.ve, 4 ,_ _ .,_._>,- , t____ 0,_ :iik lk\ \,\‘‘\ ..,10.•\\\0\ „..);\ I\-5\\\\VN' / r ‘-‘, \\'‘C -1\.\ ' 4k7V \'' \ V- Nlios---- . \\17"; ••""`-, - • %,,V------,.--1 • ... ..,... _._ K tt:::::--'-'"AA'.7\ Ili ,,, . e. - \ , 0—, ce illi C� ikj lli6 , ",-c.\, V4\ . \\\•, , ue', V�1�=;r.,�;' ,,T**•r"--,4 4,, ,,�`� \`\�/� �- "\I.YC- ' ‘—ili\ . 4, • \ ___7___"-/ / • ‘,,' . 1 • _,.9 3'Ci 1,..-g ---->1 -‘Oti.-\\.\\\.\,,,. .,.‘'1. . • • I\ <\, _Ilk . T-cl 1°OA 0 - ------- „,,---frilo e,-/ • n s‘, ..,..„, \moo/ 1,, , \I ...-,,�, j _ I It illi --aii-iijoi..—'11P------ \ ' / _____ /C \4.44\ � �...� J / 1 1 - , -,, .----- \ 0 Development Zones Map DUBLIN DOWNTOWN PLAN zaa 4� feet DUBLIN, CALIFORNIA 2 9 Diagram 10 k Zone 3: Regional Transit Mixed Use • Identified as a site initially for BART's Park-and- Ride parking lot and later for parking related to a potential BART station in the I-580 median, this area is difficult to develop in the interim for high- quality commercial uses because of its relative isolation from Dublin Boulevard. A mix of uses integrating commercial uses similar to Zone 4 and transit-related parking will be encouraged in this location. Limitations on the quantity of commercial development will be necessary in recognition of the Dublin Boulevard and Dublin Boulevard/San Ramon Road intersection traffic capacity limitations. Zone 4: Planned Mixed Use This area will be devoted to a wide mix of uses including retail, office, hotel, restaurant and commercial recreation facilities. Internal pedestrian linkages within the area and related to adjacent zones will be encouraged and required. Contingency plans for the integration of the existing automobile dealership property into the complex will be developed to insure compatibility should the dealerships relocate at some time in the future. • Zone 5: San Ramon Road Retail Currently oriented almost exclusively to Regional • Street, uses in this area will be encouraged to increase their presence on San Ramon Road to improve visual appearances along that frontage. Proposals which provide new access to San Ramon Road will be considered. Pedestrian linkages to Zone 5 will be encouraged. Uses will continue as a mix of retail and commercial services. Zone 6: Central Block West Retai A continuation of current retailing and service commercial uses will characterize this zone. Improvements to zone entries, internal circulation and parking lot landscaping will be strongly encouraged. Zone 7: Central Block East Mixed Use Currently occupied by a mix of retail, service, restaurant and entertainment uses, this zone will be encouraged to develop additional specialty retail uses and additional restaurants along its eastern edge to • create a Dublin "Restaurant Row". As in Zone 5 improvements to entries, internal circulation and parking lot landscaping will be strongly encouraged. 30 In recognition of the goals of this specific plan • the General Plan and Specific Plan will be reconciled as shown on Diagram 12: 5) ZONING ORDINANCE MODIFICATIONS The City of Dublin Zoning Ordinance will be amended to allow properties within Downtown Dublin to be designated as part of a Downtown Overlay Zoning District to supplement the current zoning designations. Land uses, development standards and interim uses will be as outlined in the Development Standards for each Downtown Development Zone and the supporting diagrams outlining special requirements. The Zoning Ordinance and map will be changed to implement the purposes of the downtown. Specific Plan. To the extent that such changes are adopted as part of the Specific Plan, they will be reviewed and approved as part of the regular procedures for amendment of the Zoning Ordinance. Permits for new construction and other property improvements will be subject to conformance with the Specific Plan, and to the requirements of both the underlying district and the overlay zone, or the more restrictive of the two. • Where a subject is not addressed by the overlay zone, the existing provisions of the Zoning Ordinance will remain in effect. 6) DEVELOPMENT STANDARDS In order to tailor land uses and development characteristics more closely to the goals and needs of Downtown Dublin, special Development Standards will govern future change within the downtown area. Table C contains land use, development intensity, and building height standards. An increase to the maximum building height and maximum floor area ratio for a specific development proposal may be considered through a Planned Development rezoning process. (ii For the purposes of these standards, "service commercial" uses which are to be located on the ground floor of structures are to be interpreted as businesses which are compatible with and strongly supportive of the primary downtown retail character. Uses which would be substantially disruptive to retail continuity or which are inappropriate to the goals and policies of this j Specific Plan will not be allowed. • The following standards shall apply to all areas of the downtown: 36 I 1 3.:4:67-/ ' # . : 114A •.. ... ., . • I.: 7... .Z.1 ' i .:41 I I II:A:6 6.„' .#44 I 111.2 T1 I li:\)in ;p. I:...0 A 1...0 re)..• •I 2 a :7 li S i*** : 14P:F. ``', ,.�0l, ,' is•014 -%" ,: RAT Ic , 'W O,1 1404.. %. ii .f-A, i [ - . •4 ,--0114,1014‘ I ,,1411•000-,N01 - • _y e. • I \ns , ''* V ,ti s � . :• i . ' '' , m : yr - V, 01.0. .0 , Aw. ..--j IT 1 48 2 ii \\ t- 4 k.4., 1'' ir.0ris t : 11 i A o ,r,r___ iik. ini = i'0S 1l_ 1 N nH 77',a �2.T"_'�" r • .. 1 ',7. Vfc - z Z !Vl' n -- :.t.--:,z, 60, 0 t<'. '' rs, ..a a "gyp _ >-.. F'•: = - \7i n `fir -t __ ; �s ' • V ,�•• 1; \ .d ' tJ *--::--. 1. 11, V: 1000.'41.s :'.:: r.1 \ \e: `'..4„ (7)11(.114191111 •• ---,\ -----n• ,---N ______________-,-r1 is-r PAW-0, ...:',..\A ._, ,..., . .X. x:; co — �e; "" "'°' ...... _ APART OF THE _. ti, m i :9gi CITY OF Tn SANTINA , _„ ZONING MAP "4 DUBLIN .L THOMPSON��.c� �re ti• THE CITY OF 5.;,� » _ • 1 4 .u..n �,.•�.•�, ,w�.�....�..�._.....,. DUBLIN tt r ; SEE SHEET IC 1 • ATTACHMENT MEMORANDUM DATE: August 31, 1989 TO: Planning Commission FROM: Laura Hoffmeister, Associate Planner C ��) RE: Sign Amortization Program - Status Update SUMMARY LISTING 180 original businesses identified and notified as having non-conforming signs 120 reminder notices sent 71 second reminder letters sent 91 time extension requests submitted 24 Site Development Review applications received 41 business have complied through sign modification or removal 24 business still have not complied with the ordinance (180) BACKGROUND On May 24, 1982, the City Council adopted an ordinance (No. 13-82) establishing City sign regulations. The ordinance also included a 3-year amortization period for business signs. The City Council, Planning Commission and Staff had several study sessions and public hearings to review and revise the sign regulations. The Dublin Chamber of Commerce endorsed the sign modifications proposed, and on May 12, 1986, the City Council adopted an Ordinance (No. 7-86) amending the existing sign regulations. The ordinance required that all business signs, including those previously approved through a Variance or Conditional Use Permit process, conform to the ordinance. During 1986, the City Zoning Investigator surveyed all business signs in the City. A total of 180 business locations were identified as not being in compliance with the ordinance. Notifications stating the reason the sign was non-conforming and what options were available to correct the situation were sent to those businesses and property owners with non-conforming signs. The notice indicated a 3-year amortization period which required non-conforming signs to be brought into compliance with the ordinance by June 12, 1989. The Zoning Investigator's notifications were sent certified mail to both the business as well as property owner. Follow up reminder notices were delivered to 120 business owners still identified as having non-conforming signs throughout March, April and May of 1989. On June 12, 1989, the City Council adopted an Urgency Interim Ordinance which revised the deadline for sign owners to comply with the ordinance by granting a 30-day extension. The City Council granted the 30-day extension to the deadline because of misinformation that was distributed by a private attorney for one of the sign owners. After this Council action the Planning Department sent out a second reminder notice to 71 businesses which still had not conformed to the ordinance. The notices briefly explained the background and options available to comply with the ordinance and identified the revised deadline date for compliance. Copies of the notice were also sent to the property owner and Dublin Chamber of Commerce. The options available for compliance with the ordinance were to modify the sign to meet the ordinance regulations; submit the appropriate planning application to consider keeping the sign, or submit for an extension of time. ITEM NO. CI, I -1- n 1, CURRENT STATUS Overall, by July 12, 1989, 91 businesses submitted an extension of time request. Most requests asked for the maximum code allowable time extension of 3 years. About 24 Sign Site Development Review requests have been submitted for review. Another 25 businesses have modified, removed or received Site Development Review approval to modify their sign to conform with the ordinance. Five businesses have building permits to modify their sign to conform as a permitted sign. Staff is currently working on review and processing of those businesses which have submitted Sign Site Development Review requests (24) and extension requests (91). To date, Staff has completed a majority of the Sign Site Development Review requests. Approximately 40 businesses did not respond to previous City notifications. The City Staff has reviewed all those sites and determined that 16 are now conforming by having removed or modified their sign. The remaining 24 businesses will have follow up action by the Zoning Investigator as specified in the Sign Ordinance. -2-