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HomeMy WebLinkAbout8/15/1988 PC Agenda CITY OF DUBLIN Development Services Planning Zoning 829-4916 P.O. Box 2340 Building & Safety 829-0822 Dublin, CA 94568 Engineering/Public Works 829-4927 i DECLARATION OF POSTING I declare under penalty of perjury that the foregoing Agenda for the Dublin Planning Commission meeting of (Al S , 198 t was posted at the Dublin Library, 7606 Amador Valley Bo levard, Dublin, California, on the I of 4U L , 198 by ()-75-73 p.m. Executed this I V''^ dayof X.i 198 at Dublin,_, lin, California. Laurence L. Tone Planning Commission Secretary by Planni Secretary AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:00 p.m. 7606 Amador Valley Boulevard August 15, 1988 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETING - August 1, 1988 6. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item which is not on the Planning Commission agenda. Comments should not exceed 5 minutes. If any person feels that this is insufficient time to address his or her concern, that person should arrange with the Planning Director to have his or her particular concern placed on the agenda for a future meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 87-159.2 First Western Development, Parcel Map and Variance, 7450 Amador Valley Boulevard 8.2 PA 88-074 Fountainhead Montessori School Conditional Use Permit, Cronin School, 6901 York Drive 8.3 PA 88-025.1 and .2 Standard Pacific - Northern California (Applicants)/Rafanelli and Nahas Real Estate Development (Owners) - Village IV - Villages at Willow Creek - Conditional Use Permit and Site Development Review requests. 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 7:00 p.m. No new public hearing item will begin after 10:30 p.m., and the meetings will be adjourned by 11:00 p.m., except under unusual circumstances where the Commission votes to hear the item or to extend the meeting for 30-minute increments. ITEMS NOT ON THE AGENDA: No action shall be taken on any item not appearing on the posted agenda unless: 1) the Planning Commission determines by majority vote that an emergency situation exists, as defined in the Government Code 2) the Planning Commission determines by a two-thirds vote, or by a unanimous vote if only three members are present, that the need to take action arose after the agenda was posted; or 3) the item was included in a posted agenda for a prior meeting held within five (5) calendar days and was continued to the current meeting. ORDER OF PRESENTATION: After the Chairperson opens the public hearing on an item, the order of presentation will be as follows: 1) Summary Presentation by Planning Staff 2) Questions by Planning Commission 3) Comments by Applicant 4) Comments by Others in Favor 5) Comments by Those in Opposition 6) Rebuttal by Applicant if Necessary 7) Additional Comments by Staff as Appropriate The hearing is then closed and the item turned over to the Commission for discussion and action. The audience is not permitted to make any further comments unless invited by the Planning Commission. PUBLIC COMMENTS UNDER ORAL COMMUNICATIONS: Any citizen desiring to speak on an item not scheduled on the agenda may do so under Oral Communications at the beginning of the meeting. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. When an item not on the agenda is raised by a member of the public, the matter shall be deemed automatically referred to Staff unless the Planning Commission determines to take action as outlined in the section above entitled ITEMS NOT ON THE AGENDA. PUBLIC COMMENTS ON A HEARING ITEM: On a public hearing or other scheduled item, the Chairperson will ask the audience for its comments, first from those in favor, then from those in opposition. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. The Planning Commission wants to hear all citizen concerns. Each new speaker is asked to be brief, add new information, and not repeat points which previous speakers have made. The Planning Commission is particularly interested in the specific reasons why the speaker is for or against an item. Applause and other demonstrations are prohibited during public hearings. Such demonstrations tend to intimidate those in the audience who may have valid but opposing viewpoints. The Chairperson maintains the discretion to request the use of Speaker Slips and to limit comments. Anyone who does not want to speak may write comments on the Speaker Slip and turn it into the Planning Commission while the public hearing is still open. SMOKING CONTROL: Please do not smoke during the Planning Commission meeting. ITEM WITHOUT APPLICANT: If the applicant or representative fails to attend the public hearing concerning their item, the Planning Commission may take action to deny, continue, or approve the item. The item may be considered for continuance upon receipt of written notification of the applicant's inability to attend the hearing. CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: August 15, 1988 TO: Planning Commission� {� FROM: Planning Staff a p 4 " l SUBJECT: PA 87-159.2 First Western Development, Parcel Map and Variance, 7450 Amador Valley Boulevard GENERAL INFORMATION: The Applicant is requesting that the Planning Commission continue this item to the September 6, 1988 meeting to allow them to submit additional information for Staff consideration. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Continue public hearing. ACTION: Staff recommends the Planning Commission continue PA 87-159.2 First Western Development to the September 6, 1988 Planning Commission Meeting. COPIES TO: Applicant Owner ITEM NO. lit* File PA 87-159.2 r1 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: August 15, 1988 TO: Planning Commission FROM: 7— Planning Staff SUBJECT: PA 88-074 Fountainhead Montessori School Conditional Use Permit, Cronin School, 6901 York Drive GENERAL INFORMATION: PROJECT: Conditional Use Permit to allow the continued operation of the Fountainhead Montessori School including child day-care, pre-school and grades kindergarten through third on a portion of the Cronin Elementary School Site, 6901 York Drive. APPLICANT: Sarah A. Zimmerman 115 Estates Drive Danville, CA 94526 PROPERTY OWNER: Dublin Joint Unified School District 7416 Brighton Drive Dublin, CA 94568 LOCATION: 6901 York Drive ASSESSOR PARCEL NUMBER: 941-201-25 PARCEL SIZE: 7.65+ acre GENERAL PLAN DESIGNATION: Single Family Resident (.9 - 6 units per acre) EXISTING ZONING AND LAND USE: R-1 (Single Family Residential) Elementary School Site SURROUNDING LAND USE AND ZONING: North: R-1 Single Family Residential/School South: R-1 Single Family Residential East: R-1 Single Family Residential West: R-1 Single Family Residential ZONING HISTORY: April 1984 - The Dublin Planning Commission approved Fountainhead Montessori School at Fallon School. July 1986 - The Dublin Planning Commission approved a Conditional Use Permit to operate Montessori School in Pod A at the Cronin School. COPIES TO: Applicant Owner ITEM NO. _ . a. File PA 88-074 -1- /1 r1 November 1986 - The Dublin Planning Commission approved a two-year Conditional Use Permit request for Hobby Horse, 20 child preschool/day care facility to occupy Pod B of the Cronin School. November 1986 - The Dublin Planning Commission approved a Conditional Use Permit request by Family Bible Church to occupy Pod C at the Cronin School. January 1987 - The Dublin Planning Commission approved a Variance for a numerical parking variance to allow shared parking of three spaces for the Family Bible Church. (Note: The church has been required to cease operation with establishment of this Pod as a continuation high school). April 1988 - The Dublin Planning Commission denied a Conditional Use Permit to establish a 60-student continuation high school in Pod C (plus two portable classrooms). However, the Dublin Joint Unified School District Board of Trustees overrode the Zoning Ordinance, thereby allowing the school to operate in Pod C beginning with the fall term, 1988. 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 day-care, nursery schools and school centers, when proposed within a single family zone. 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 15301 - Operation of an existing private facility involving no expansion or change of use beyond that which currently exists. In compliance with CEQA, the Commission previously adopted a Negative Declaration with the Conditional Use Permit in 1986. No changes are proposed in the operation or use and no significant cumulative changes have occurred in the area, therefore, no further environmental action is necessary and the proposal can be considered categorically exempt.. -2- n NOTIFICATION: Notice of the August 15, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: Fountainhead Montessori is requesting approval of a Conditional Use Permit to allow the continued operation of the existing private school at the Cronin Elementary School site. The City originally approved this use at the Fallon School in 1984. In 1986, the school relocated to the current site and received approval of a use permit which expired July 17, 1988. No changes in the operation are proposed with the new requested use permit. The Applicant's use involves two child care classrooms, two pre-school classrooms, and two classrooms for kindergarten through third grade. (Pod A's space is approximately 8,000 sq. ft. of floor area). The maximum number of students for the school is 144. Typical hours of operation for the school are 7:00 a.m. to 6:00 p.m., with occasional evening parent meetings. Parking as well as the drop-off and pick-up of children attending the school will occur on site. The outdoor play area for the school is south of the classrooms along York Drive. Only one of the existing pods (Pod A) is used for the Montessori School classrooms. Minor site modifications made in 1986 by the Applicant were: 1) a standard five foot high chain link fence around the play area (setback 20 feet from the front property line); and 2) construction of a redwood gate at the entrance to the atrium. (The gates contain the students within an enclosed area, as existing site conditions require students to go outside to access the restrooms.) Recently, four additional spaces have been added to the parking lot under a resurfacing and restriping program which now brings the total number of spaces on site immediately in front of the pods to 33. A combined total of 29 spaces are needed for the Montessori and Hobby Horse Schools. The parking lot area west of the Montessori School will be used for the Valley Continuation School parking. The Fountainhead Montessori School operated at Fallon School from April 1984 to April 1986, with no record of any zoning violations or complaints. At this location, in operation since July 1986, the City has not received any complaints regarding the operation of the school. Staff has supported previous Conditional Use Permit applications for this type of use as being an appropriate utilization of the school district property, provided potential problems were minimized or eliminated altogether. In general, the City has not received complaints regarding the operation of the Montessori School. Upon Staff review of the site, poor conditions of landscape maintenance and litter control were noted. Staff is therefore recommending that the Applicant and/or School District develop a maintenance plan to ensure healthy thriving landscaping, and that litter is contained. Given the existing site conditions, it is recommended that the Applicant and School District work with the Staff to improve the site's deteriorating landscape areas (at a minimum include weed removal and remove or replace of dead plants). Staff is recommending that the use permit be approved with a one-year time limit and up to a two year extension by the Planning Director provided all conditions are being met and the appropriate findings can still be made. The proposed continued operation of the school has been reviewed by other agencies and Conditions of Approval have been included 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, or give Staff and Applicant direction and continue the matter. -3- n ACTION: Staff recommends the Planning Commission adopt the attached Resolution (Exhibit A) approving Conditional Use Permit Application PA 88-074. ATTACHMENTS: Exhibit A: Resolution approving Conditional Use Permit for PA 88-074. Background Attachments 1. Location Map 2. Site Plan and Floor Plan 3. Applicant's Statement -4- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-074 FOUNTAINHEAD MONTESSORI SCHOOL CONDITIONAL USE PERMIT APPLICATION TO OPERATE PRESCHOOL, CHILDCARE AND ELEMENTARY CLASSES (GRADES K-3) AT THE CRONIN SCHOOL WHEREAS, Sarah Zimmerman, representing Fountainhead Montessori School, filed an application for a Conditional Use Permit to allow the continued operation of a preschool, childcare and elementary classes at the Cronin School, 6901 York Drive, Pod A; and WHEREAS, the Planning Commission held a public hearing on said application August 15, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Enviornmental Quality Act and has been found to be categorically exempt. WHEREAS, a Staff Report was submitted recommending the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; WHEREAS, the proposed land use is conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not adversely affect public facilities. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The use is required by the public need to provide preschool, childcare and elementary classes; b) The use will be properly related to other land uses and transportation and service facilities in the vicinity as daytime activities will be commensurate with present use of properties in the neighborhood; c) The use, if permitted, under all the 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; d) The use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located, as a school with limited impacts, is consistent with the character of the residential district; BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-074 Fountainhead Montessori School as shown by materials labelled "Exhibit A", on file with the Dublin Planning Department, subject to the following conditions: 1) The maximum number of children at the school shall not exceed 144. 2) All school activities shall be restricted to the following days and hours of operation: Monday through Friday, 7:00 a.m. and 6:00 p.m. with the exception of occasional evening meetings. -1- la :,., , ?A eg—ang /ft'N /1 3) No outside activities may take place before 8:00 a.m. 4) Only one freestanding sign may be constructed on the site. Said sign shall include the name of all uses on the site and all signage shall be subject to review and approval by the Dublin Planning Department. 5) No modifications to the site or exterior portion of the structure shall be done prior to the review and approval by Staff. 6) Should off-site parking be required, it shall not block residential driveways nor interfere with the normal flow of traffic. 7) School noise shall be controlled so as not to create a nuisance to the adjoining residential neighborhood. 8) The Applicant shall submit evidence to the Planning Director that appropriate State licenses and permits to operate a day-care center have been obtained. 9) The school operator shall, at the minimum on an annual basis, make arrangements to have the Dublin Police Services Child Abuse Program or an equivalent program presented to the center's staff and children attending the facility. 10) The Applicant, possibly in conjunction with the Property Owner, shall submit a maintenance plan, and program to carry out that plan, to ensure that at a minimum the site's landscaping is weeded and healthy (including that in front of play yard fence, and in planters in front of Pod A), fencing maintained and on-site litter is picked up and has adequate containers. Details shall be worked out with the City Staff. 11) This permit shall be valid for one year, expiring on August 24, 1989. The approval for the Conditional Use Permit may be extended for up to two additional years by the Planning Director upon the Director's determination that the conditions are being complied with and remain adequate to ensure that the stated findings will continue to be met. 12) This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 15th day of August, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- -13 r r �L L7! 1 % Q\ . °, i_U-L31CLi7 �fr i. Y f -' LI - y am: 7i,IaU �,4♦' ' sue-♦��°� _ '` o' : . j"s ill . "m SITE. .2 : Otto 4,,,,4114 4- #44 a . .,„,,, r.. 4. z..; KO ....., • --_, T • \• 1" v • t ,•lo ?A46-oiy Ili •i�►‘kVfiler 4. MI p Mcv��tS6crLFEFOUni0:trintati Ai ►y���4 r ��� 0 v a. Z i C u ---;\i er..' _^_ = ti •.^fin 1 r %�/ z v :G •v� C 1 H____,±:} (1 1,Th - ----,---. ,,--f, ,t, C. �, 4,.....n Y -J m T' :' A PART Of Till '• y a" , g €S O. CITY OF ,,��, SANTINA ,,-,,, ZONING MAP c ,fi if- c DUBLIN 7l� THOMPSONIt."� 'IT roll" llJ 11II CITY Of �N* fT1ZEi ' LOMAPION l.ocalion Map 'Mee-trig - - 'Mor imt,rL Scic l-GUT "` •PJ__.__12_5.";^;.•wFl -;�wdPriI?, ALAIA5-9,1 GoiJa 1 j. j FINAL PLANS (3-Ay •. . L ND. • E N • t1 •AC)MIOI-;li14100 ../AULII-I • �� o ca Gt•ASS2ooMI,. o- /ice I• ' I ASPIIALT pnvlUli. • • • I. 1 1 • • , , ,%`�i •• J.1" .1 �iVm i{ E PAvIub • • • . .",,( .y-K-„: GugDJ LINIL ra►lc = n • i. • • • » = pRo1O c 7 �UILr: 06. . • \ ••• • �pl1TUIZG"7-8 tl 6rt,t9E < IeaL, . - .. • PR.DP&RT y LINE,. --- - - — • J . 11 .0 •nc.Ri-:: .uaT. • • . .• \,„ 7 0� I �p • 3 :it • l \k'..i • . . .* . . -% .• bi 1 . 1-• I . PA(8g.-0-?Ct . ' . . • • iii RECEIV ID, ' V c - f'.C•+G•Ae-rzE(, L-2o•SS:• , 'l• Oa 'LGRGsr }JOT • .. .r-- .' v ..-, - ' . : • . . • • . - • /IOW Acco,1- • - •.1. ( (bs&f.....\ - • .•,/_/<:a:N•iti -‘_.:.,.) /.c.."1‘.. • . A"'Yr1 i ` e4 I tok •y1 ' • V . '(y • . e. i _�.� . ; f ��cC .. —Ai E • V V t�(.c p,9 W pLA { U _ � a yy — � rd - • '1 DATE, 4-IL. 65 SH. I. OI' y SHEETS, g00VE IS MEASURED IN ACCORDANCE WITH ' OFFICE OF SCHOOL PLANNING. r ART. 2022 , SU.DCHAP-(FR 0 , TITLE 5 , // j CALIF_ DEPT. OF EDUCATION. CALIF.';ADMINIS11Tf1l.f10E. • .CODE • ` • ; ' , / . ( ( %. 7 '11/ ARCHITECT. • I 17-ks6-- I • Fe,"ca. o..cla 5 t+e p lavti -Pd r Fo o nia i iAK ad: S u m mitt' 1Is) 2• Ga•}Zs -{-o G,rt•}ry ct,ru Cpod butldtn`1 446 1041 Vta k S`34c1°( )ocyc:okeo. era .. MonktsaA. c•It+obt .— " SITE PLAN AND k I i II i s ,,ii�I i. IIFLOOR PLAN PA lee,--tom: 1+ .4c L. �C.i t , ...- , ____,... . ......- DIAGRAM I 2 (... CRONIN SCHOOL PLAN Tata re..A ?e.it:t ni . / • . . / (,._,....______,\4v1. • — 1 Yk° 4 Tk"tsitelt/A V0.114 VI M 0 co---) V spews 1044eci on sik • si• . • • 4. L 0 . . 0 • 1.) • CO iji 1 .'`) "11 c' ,L ,_ . . • • -r_, -11,s • i 0 i . it 47 I - , L. • k ' e . .1c 0 . L . -— Illt—lks 4' .':r% >—• N- ), . " •-. t‘-'." • c•-1" illo:. • . • • 3 j - Ilk -)&41 . -.. • r 0 c N3 • - < 0 _0- • .) ' -. • • \ eo, VA\ 11/4 \er\94:.• ,° , .. r- ' , (, . • k. . . • D 5 . . , . . . . . Attachment ...i.... _ VA te- t74 , 140nAvsome'v. 4 , . ,.. - ,.. , . , i C• ,IN SCHOOL UNIT A • . • 411. 1 I4.3, • �9 / . i i • • . N 1/ N. • �y/ • / • N,. a • S/ ,• s/ . .• 11-s- . . • • • . . . • •: . V . A (0 • . . ., . . ArecLI _Li 8 _v_ . 1. • AA . . -i". • . / et ti.�( • / P. /3.i • / k/ / H . 1/1111/1_/ •� �i$ I 11111111. • ' .(fin 1� L/ ►1i-e..�- for l,�Se : FouNTA1 N H'�4 Z- 0 19 2Catfri( A I t um Tor o 1.4-4-d•oo r a c-ii v i i,e_s and- p r cri-tc`-ed et.Lc ss 40 b0..4hrovn•.s A c.4 iv l iy ow-t a. c- r ck.I y d.a y 5 & cL rn A Ch'tl.d cave. PAU-CTflL.( A RECEIVED-. A4-1 DUBLIN i;ANi;:NC Amckme-t .. eer...... vab. ii�Ai. s. .vua.is 1r eves avvvvI v vv. ... ... . a. •'`' • orinda • danville __I. dublin •" " • - • TO : CITY OF DUBL.IN DATE : JUNE 6 , 1986 — g'V •r RE : STATEMENT OF INTENT �A O ) EcEiy p FROM : S ARAH Z I MME RMAN JUL 2 9 1203 I . P u r p o s e o 1F r e ci u e s i DUBLIN PLANNING To relocate from our present Fallon school site to Cronin School. We j have been leasing from the Murray School District since April of 1984 when we came from our San Ramon location of 9 years. The school district is planning to use the Fallon location for their own offices in the near future and have asked us to remain with them but move to Cronin. • II . PROGRAM • The program would con3ist of 2 childcare classrooms, 2 pre-school class- rooms and 2 classrooms for children kindergarten through 3rd grade. The maximum use could be 144 although the current program is smaller. A detailed description is outlined in the orange Fountainhead booklet on pages 2 and 3. . III _ BENEFITS As in the c, w offer andnschool .alternative environment We parents also the bringarea newfor business a Moontessoriri childcare to local businesses via our parents. I V . PARKING Available in arch at front of building. (27) V . INGRESS/EGRESS " Via arch which passes the 3 pods of Cronin. • VI . MEETINGS There are several evening meetings scheduled each year for parents.Approx. 7:00 - 9:00 p.m. . VII _ TIMING 7: 00 a.m. One staff member arrives to open_ and children arrive 7:30 . Additional member arrives. Children tontine to ar/,, _ _ . 8:00 2 elementary Leachers arrives. 8: 30 Assistants to the elementary arrive d 8:30 Pre-School teachers arrive g/" 9: 00 School begins and remainder of the morning children arrive ^ 12:00 Some of the morning children leave. Lunch helpers arrive, 12: 30 Some pre-school members leave and some of them arrive. c, n 1:00 Afternoon pre-school begins. Children arrive U ^ 2: 30 Some pre- schoolers leave and some go to childcare. is 3:00 Some staff members leave and some Elementary children leave. 3:30 Some staff leaves /t 4 : 00 A Cternoon pre-school ends. - Soma .go l,omr/ yr co to' cf i l dcnre. N 4: 30 Pro-school staff Ienves,ohildren begin to leave,chlidoare 6t OU Childcare gaff loaves APPLICANT ' S STATEMENT PA tk -01 . F4 nhaaa AcrieSrseirL - CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: August 15, 1988 TO: Planning Commission FROM: 23 Planning Staff SUBJECT: PA 88-025.1 and .2 Standard Pacific - Northern California (Applicants)/Rafanelli and Nahas Real Estate Development (Owners) - Village IV - Villages at Willow Creek - Conditional Use Permit and Site Development Review requests. GENERAL INFORMATION: PROJECT: Conditional Use Permit and Site Development Review requests for a proposed 135-unit condominium multiple-family residential project occupying the 8.3+ acre area identified as Village IV of the Villages at Willow Creek residential project. APPLICANT/REPRESENTATIVE: Standard Pacific - Northern California Attn: Michael Cortney 3825 Hopyard Road #195 Pleasanton, CA 94566 PROPERTY OWNERS/ REPRESENTATIVE: Rafanelli & Nahas Real Estate Development Attn.: Ron Nahas 20211 Patio Drive, Suite 215 Castro Valley, CA 94546 PROPERTY LOCATION AND LAND USE: The subject 8.3+ acre irregularly shaped property has 1100+ feet of frontage along the west side of Dougherty Road located north of Willow Creek Drive to the southern boundary of Village V. The western portion of the site will front along the future loop road serving both Village IV and V (to be a public street). The site has been rough-graded and is presently vacant. GENERAL PLAN AND ZONING DESIGNATIONS: The site carries a Residential - Medium Density Land Use designation (6.1 to 14.0 dwelling units per acre). The site was rezoned as part of the 135+ acre Villages at Willow Creek Rezoning (PA 85-041.1) to a PD, Planned Development District. Approval under that rezoning action anticipated development on the Village IV site by a sixteen building (two and three stories), 152 apartment/condominium project. The proposed COPIES TO: Applicant Owner ITEM NO. . File PA 88-025 -1- change to a nineteen-building, 135-unit condominium project (with adjustments to the project layout) triggers the Conditional Use Permit process to allow consideration of changes to the base PD, Planned Development District covering the site. At the same time the Applicant is pursuing approval of a Site Development Review for proposed site plan and architectural design. ASSESSOR PARCEL NUMBER: 941-2768-12 (portion) SURROUNDING LAND USE: North: Undeveloped 13.1+ acre Village V of the Villages at Willow Creek project, slated for development as a nine-building, 204-unit apartment/ condominium project. South: 6.5 acre park. East: Camp Parks Reserve Forces Training Area. West: Alamo Creek and Village VI of the Villages at Willow Creek Project - nearing completion of construction as a 145-unit single-family residential project by The Gregory Group (Ridge Creek project). ZONING HISTORY: The original 135+ acre holding was rezoned from an A, Agricultural District, to the R-1-B-5, Single Family Residential-Combining District, and the C-N, Neighborhood Business District, by Zoning Unit 638, approved by the Alameda County Board of Supervisors on December 5, 1964. The Zoning designation R-1-B-5 was subsequently relettered to an R-1-B-E designation. On April 15, 1985, the Planning Commission granted approval for a four- parcel minor subdivision under Tentative Parcel Map 4575. The parcel split was requested to facilitate a purchase option agreement the Applicant (Rafanelli & Nahas Real Estate Development) had with the previous Property Owner. On March 24, 1986, the City Council granted approval for the PD, Planned Development District and Tentative Map applications for the 1,165-unit Villages at Willow Creek project (PA 85-041.1 and .2). The subject property is one of the seven residential Villages approved under those applications. The other Villages, and their development status, are depicted on Background Attachment #10. APPLICABLE REGULATIONS: A. GENERAL PLAN The Initial Study of Environmental Significance prepared for the Villages at Willow Creek PD, Planned Development Rezoning and Tentative Map applications (see Background Attachment #7 - Portion of the Mitigated Negative Declaration of Environmental Significance for PA 85- 041) provides an in-depth analysis of the General Plan Land Use designations and development policies that apply to the subject property. C. ZONING ORDINANCE 8-30.0 Planned Development Districts: Intent: Planned Development Districts, hereinafter designed as PD Districts, are established to encourage the arrangement of a compatible variety of uses on suitable lands in such a manner that the resulting development will: 1) Be in accord with the policies of the General Plan of the City of Dublin. -2- 2) Provide efficient use of the land that includes preservation of significant open areas and natural topographic landscape features with minimum alteration of natural land forms. 3) Provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities. 4) Be compatible with and enhance the development of the general area. 5) Create an attractive, efficient and safe environment. 8-31.17 Land Use Shall Control. Any use of land within the boundaries of a PD, Planned Development District shall conform to the approved Land Use and Development Plan (i.e., the Findings and General Provisions of the PD, Planned Development District). 8-31.18 Minor Modifications of the Land Use and Development Plan. If, in the opinion of the Planning Commission, a proposed structure, facility or land use not indicated on a Land Use and Development Plan approved by the City Council does not materially change the provisions of the approved Land Use and Development Plan, the structure, facility or land use may be permitted subject to securing a Conditional Use Permit. If, in the opinion of the Planning Commission, a proposed structure, facility or land use not indicated on a Land Use and Development Plan approved by the City Council does materially change the provisions of the approved Land Use and Development Plan, the structure, facility or land use shall be permitted only if so indicated on a Land Use and Development Plan adopted by the City Council (i.e., a new PD, Planned Development District application). ENVIRONMENTAL REVIEW: The City previously adopted a Mitigated Negative Declaration of Environmental Significance for the Villages at Willow Creek 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 Village IV will not change the environmental impacts previously identified with the overall project. NOTIFICATION: Public Notice of the August 15, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The 8.3+ acre subject property carries a previous approval for a sixteen-building, 152-unit apartment/condominium project. That approval was granted under the PD, Planned Development District Rezoning approved for Village IV of the Villages at Willow Creek project (PA 85-041). The subject project proposes to replace the previous approval covering Village IV with a nineteen-building, 135-unit condominium project. Of the nineteen buildings proposed in this project, eight are proposed to have 9 dwelling units, ten are proposed to have 6 units and one is proposed with 3 units. The proposed structure heights range from 26 and 29 feet for the two-story elements to 34 feet for the three-story elements. Since the time of the initial application submittal, the Applicant has been engaged in a continual dialogue with City Staff regarding the application submittal requirements and the proposed project design. Subsequent submittals by the Applicant served to complete the application package and to fine-tune the Site Plan Layout and various other features of the project submittal. -3- Conditional Use Permit The Applicant is proposing 135 condominium units which range in size from 817 square feet (one bedroom, one bath) to 1,275 square feet (two bedroom, loft and three bath). The original approval for Village IV was for 154 apartment/condominium units ranging from 748 square feet (one bedroom) to 988 square feet (three bedroom). The original approval included 16 (two- and three-story) buildings, whereas the new application is for 19 buildings (with 3, 6 or 9 units). The floor plans are a combination of one-level and two-level units. The lofts in Plan #5 make the buildings three stories high for that portion. Each unit will have a garage with direct access to the unit, including units located on the second story. Each unit also has a formal entry area outside of the garage. Staff supports the requested Conditional Use Permit for the reasons below: - The reduced density being proposed for Village IV (approximately 16 dwelling units per net acre) is consistent with the Planned Development for this property. - The change from apartment/condominium to condominium units will not reduce the supply of available apartments below the minimum specified in the Planned Development Conditions of Approval. The Planned Development condition #83 requires a minimum of 102 units available for rental for a minimum of 5 years. Currently under construction, Villages I and II will supply 304 rental units. When Villages III and V are built there will be a total of 724 rental units. The condominium concept proposed for this project will provide more units which can be owner occupied from initial occupancy. - The Applicant is proposing 290 parking spaces, at a ratio of 2.15 spaces per unit. 135 spaces are garages, and the remaining 155 are uncovered spaces. Consistent with condition #46D of the Planned Development, no more than 50% of the uncovered spaces will be for compact cars. Site Development Review The Applicant is proposing buildings with stucco exterior and concrete tile roofs in place of the previously approved wood exterior. The proposed units include varied roof lines and facades with several "pop-outs" and indentations. The placement of the buildings on the site takes advantage of a main circular drive aisle with two shorter aisles for access to other buildings (all drive aisles will be 25 foot wide private streets). The proposed recreation area is located opposite the main project entry and is centrally located within the project. The proposed project site plan is consistent with the Planned Development conditions regarding setbacks except for: 1) a 5-foot setback from the street is proposed where 15 feet is required; and, 2) a 10-foot setback between patio fences is proposed when 15 feet is required; Staff believes that the 10 foot separation between patios is adequate as the 20 foot separation between buildings is still being met, and that 10 feet is enough room to assure that the area can be properly maintained. Staff believes that the 5 foot setback from the street is acceptable. The buildings will not have a continuous frontage at the 5 foot setback as some of the garages are setback. In addition, there are very few instances where buildings are located directly opposite each other which limits the "tunnel" effect that might otherwise be created. The building placement will not create a driving hazard by adversely effecting visibility. -4- ^ f"1 Staff did express some concern to the Applicant regarding driveway lengths. In general, driveways should be large enough to accomodate a parked vehicle or small enough to discourage anyone from parking there. These criteria are necessary to assure that walkways are not blocked and that cars do not extend into the drive aisles. The original submittal included about 42% of the driveways in this inappropriate length. The Applicant modified the site plan so that only about 30% of the driveways fell into that mid-range length. To discourage parking in that 30%, condition #17 was added to the Conditions of Approval. This condition requires that the concrete poured for the sidewalk form a continuous band across any driveway. This band can be accomplished by assuring that the texture of the sidewalk is different than the driveway, and that the driveway have clear horizontal bands (e.g. expansion joints) that mark the location of the sidewalk. Attachment #11 illustrates this concept. Staff believes that these measures will provide a visual reminder of the sidewalk which will in turn discourage people from parking in their driveways. Condition#24 has also been added stating that parking is permitted only in garages and approved parking areas. The landscaping proposed for this project is appropriate for Dublin. Species are low water using and attain sizes which provide shade and visual amenities for the project. No additional landscaping is shown on the plans for the swale, or creek remnant between Villages IV and V. Staff has included a condition to assure that the bank be revegetated in conformance with the horticultural reports prepared for the Villages (PA 85-041). In addition, the condition specifies that Village IV and V should provide a uniform landscape treatment between their respective portions of the swale. Staff believes that the Site Development Review can be approved, with conditions, for the following reasons: - The proposed architectural style provides architectural diversity and will provide a distinct identity for Village IV as required by Condition #85 of the Planned Development conditions. - The proposed site plan, with minor deviations, meets the development criteria established for the Villages. The proposed deviations contribute to the architectural style proposed for this project. - Other design criteria beyond the Planned Development have been applied to this project and, with the proposed conditions, will provide a site plan which can be supported by Staff. Signs The Applicant is proposing to conform to the approved Alamo Creek sign program and has indicated project entry sign location on the site plans. Final review of the proposed signs would be through a separate sign review application. 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) Consider and act on Draft Resolution, or give Staff and Applicant direction and continue the matter. ACTION: Based on the above Staff Report, Staff recommends the Planning Commission adopt the following Draft Resolution ("Exhibit A") approving the Conditional Use Permit and Site Development Review requests (PA 88-025.1 & .2). -5- r\ /r ATTACHMENTS: Exhibit A - Draft Resolution regarding the Conditional Use Permit and Site Development Review requests (PA 88-025.1 & .2) Background Attachments: 1) Applicant's Written Statement 2) Site Plan 3) Landscaping Plans (2 sheets) 4) Elevations (4 sheets) 5) Floor Plans (2 sheets) 6) Roof Plan 7) Preliminary Grading Plan 8) Zoning Map 9) Site Plan approved under PA 85-041 for Village IV 10) Project Status List for Villages I - VII - Villages at Willow Creek 11) Sidewalk/driveway interface -6- RESOLUTION NO. - 88 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS PA 88-025.1 AND PA 88-025.2 STANDARD PACIFIC-NORTHERN CALIFORNIA - VILLAGE IV OF THE VILLAGES AT WILLOW CREEK PROJECT FOR A PROPOSED MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT OF 135 CONDOMINIUM UNITS PROPOSED OVER A 8.3+ ACRE PROPERTY FRONTING AT THE NORTHWEST QUADRANT OF THE INTERSECTION OF DOUGHERTY ROAD AND ALAMO CREEK DRIVE (WILLOW CREEK DRIVE) WHEREAS, Standard Pacific - Northern California requests approval of a Conditional Use Permit to allow modification to the approved Land Use and Development Plan for the Villages at Willow Creek PD, Planned Development District project to establish a new Land Use and Development Plan for Village IV of the project; 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, Standard Pacific - Northern California concurrently requests approval of a Site Development Review for the proposed 135-unit condominium project; and WHEREAS, the Planning Commission held a public hearing on said applications on August 15, 1988; 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 Develpoment District and Tentative Map covering the Villages at Willow Creek project (City Council Resolution No. 30-86); and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commisiion did hear and consider 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 finds: A. The Conditional Use Permit and Site Development Review requests are 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. 31-86 of the Dublin City Council (PA 85-041.1 Planned Development Rezoning) and Resolution No. 32-86 of the Dublin City Council (PA 85-041.2 Tentative Map 5511). 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 and Site Development Review requests will not have a significant environmental impact. A Mitigated Negative Declaration of Environmental Significance for the Rezoning and Tentative Map applications (PA 85-041.1 and .2) has been previously issued covering the proposed residential project. -1- D. The Conditional Use Permit and Site Development Review requests are 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 and Site Development Review requests 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. GENERAL REQUIREMENTS: 1. Except as specifically modified or elaborated upon by the conditions listed below, development of the 8.3+ acre - 135-unit condominium project shall conform to the Conditions of Approval established by Resolution Nos. 31-86 and 32-86 of the Dublin City Council, approved on March 24, 1986, for City File PA 85-041.1 and .2. 2. Except as specifically modified elsewhere in these Conditions, development shall be generally consistent with the following submittals: a. Detailed Project Description for Village IV - as described by the Written Statement and the Environmental Assessment Form, both dated received March 21, 1988, and submitted with the application. b. Unit Plans, Building Plans, Elevations and Roof Plans prepared by Berkus Group Architects, consisting of 5 sheets and dated received March 2, 1988, as modified by the Revised Floor Plans prepared by Berkus Group Architects, consisting of 1 sheet and dated received July 22, 1988. c. Preliminary Grading Plan prepared by Adams Streeter Civil Engineers, Inc. consisting of 1 sheet and dated received April 28, 1988. d. Revised Site Plans consisting of 2 sheets prepared by Frisbie Associate Planning Company and dated received July 22, 1988. e. Preliminary Landscape Plan consisting of four sheets and dated received April 19, 1988, prepared by Robert Mitchell & Associates as modified by revised landscape and hardscape plans prepared by Robert Mitchell & Associates consisting of 2 sheets and dated received July 27, 1988. Collectively, these materials shall serve as Exhibit "A" for this project, and shall be maintained on file with the Planning Department. -2- ^ /'1 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). 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). 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 C). 6. The Developer shall complete and submit the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement (see Attachment D). 7. The Conditional Use Permit and the Site Development Review approvals shall be valid until August 24, 1989. 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, will cause the permit to become null and void. 8. 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. 9. 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. 10. Prior to the issuance of building permits, a Parcel Map shall be filed creating this parcel. The developer shall enter into a development agreement and post security guaranteeing the installation of the required improvements. 11. The developer is reminded that the Tentative Map for Tract 5511 expires in two and one-half (2-1/2) years from the date of approval. It is recommended that an extension request be submitted to the Planning Director for consideration as soon as possible. 12. An advisory statement shall be supplied to all project residents regarding potential noise impacts related to the Camp Parks Reserve Training Facility (to be supplied within the project rental agreements). The advisory statement shall be substantially consistent with the draft statement provided below. The advisory statement shall be modified, as necessary, to reflect the latest available information from the Army Corps of Engineer's noise monitoring studies currently under way in conjunction with the preparation of a new Master Plan for Camp Parks RFTA, or any additional acoustical information regarding Camp Parks RFTA activities which become available prior to the issuance of building permits. In response to any new information made available prior to the issuance of building permits, supplemental acoustical analysis shall be performed to determine if any additional noise attenuation measures are required for this project. Written acknowledgement of receipt of the advisory statement shall be secured from buyers as part of the settlement documents between seller and buyer. Upon request, a copy of said acknowledgments shall be given to the Planning Department. The Villages at Alamo Creek Residential Community lies adjacent to the Parks Reserve Forces Training Area. The following reports have been prepared addressing the potential noise impacts to the future residents of the Villages at Alamo Creek due to activity at Camp parks: 1) "Roadway Traffic and Parks RFTA Noise Analysis Study for Alamo Creek Villages, Dublin, California", prepared by Edward L. Pack Associates, Inc., and dated July 2, 1985, 2) "Sound Transmission -3- / , (STC) Ratings for the Windows of the Planned Alamo Creek Villages", Dublin, prepared by Edward L. Pack Associates, Inc., and dated September 4, 1985, 3) "Alamo Creek Villages Noise Assessment", prepared by Charles M. Salter Associates, Inc., and dated December 13, 1985, and 4) "Final Comments Regarding Noise Impacts on the Villages at Alamo Creek", prepared by Charles M. Salter Associates, Inc., and dated January 17, 1986. Presently there is no specific information on the number of days that use of each of the arms training ranges will occur, nor as to the number of rounds that would be fired at each range over the course of the year. Therefore, an accurate value for the annual average community noise equivalent level (CNEL) at the Villages cannot be calculated. However, based on previous noise measurements and the fact that there will be virtually no nighttime activity at this site, it is anticipated that the annual CNEL will be below the City of Dublin's outdoor noise criteria for residential development--a CNEL of 60 dB. On certain days with high activity levels, maximum noise levels will reach 70 dBA. These levels will exceed background noise levels in the area by as much as as 30 dBA and could be expected to annoy some of the residents. While the Army has previously indicated they do not anticipate having helicopters fly directly over residential areas, they do expect approximately 10 military helicopter flights per week into the Camp Parks area. Because these military helicopters generate high noise levels, sporatic complaints about helicopter overflights can be expected. However, no nighttime helicopter flights are currently anticipated. Efforts have been made to sound-insulate all the residential buildings to mitigate potential noise impacts within the structures. 13. A condominium plan shall be filed for this property prior to occupancy of any unit. 14. Prior to the issuance of building permits, the Developer shall submit a letter documenting that the Ordinance requirements of the Dougherty Regional Fire Authority (DRFA) have been, or will be, satisfied. (Attachment E outlines DRFA's requirements). 15. Construction plans submitted for building permits shall include details on design, dimensions, locations and materials for the swimming pool, spa, gazebo, mail kiosk, tennis court, and trash enclosures. These details are subject to review and approval by the Planning Director. 16. 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 17. Driveway aprons shall be concrete and receive a finish distinctly different from that portion of the driveway which aligns with the walkway. In addition, 1/2 inch expansion joints for the concrete driveway apron shall be located in the driveway to align with adjacent walkway. 18. Minimum distance between buildings shall be 20 feet. 19. Minimum distance between patio walls shall be 10 feet. Specifically the distance between patio walls between buildings D and E, H and I, J and K and L and M shall be increased to 10 feet. 20. Minimum building setback from internal roads shall be 5 feet, except that a minimum of 15 feet setback is required from the two entry roads. 21. 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. Mailboxes along easterly edge of property shall be separated from trash enclosure location, preferably on the buildings side of the drive aisle. -4- 22. All uncovered parking spaces shall be shown to be at least 9 feet in width and 19 feet in length. Compacts shall be shown to be at least 8 feet in width and 17 feet in length. A 2 foot overhang (into a landscaped area) is permitted. 23. 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. 24. Parking shall be permitted only in approved parking stalls and garages. No parking is permitted in driveways or along street. No storage of vehicles or other items is permitted in any parking areas, including garages. LANDSCAPE PLANS 25. 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. 26. 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. 27. The internal pedestrian walkway system shall be subject to review and approval as part of the Project Landscape Working Drawings. 28. The design and magnitude of any additional grading or filling proposed within the dry creek swale along the north boundary of the project shall be subject to review and approval by the Planning Department as part of the Project Landscape Working Drawings. Landscape treatment within this area shall be reflective of the design directives established by a horticultural report prepared for the existing mature trees in the area. Landscaping of this area shall be coordinated with the property to the north (Village V) so that all work is completed in compliance with the horticultural report completed for the Villages. Consideration should be given to mutual maintenance of this area. The developer shall be responsible for the installation of landscape and irrigation improvements in the swale a minimum of two weeks prior to occupancy of the 100th Unit of Unit IV. 29. Landscaping for the area between the soundwall and Dougherty Road shall conform to the plans prepared by Anthony M. Buzzardo and Associates, Inc. titled Dougherty Road Phase 2 and dated 4 January 1988, or revised plan approved by the Planning Director, and shall be installed a minimum of two weeks prior to occupancy of any unit. IMPROVEMENTS/PLANS 30. 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. 31. Textured project entry pavement treatment shall be supplied at both project entries off of Fall Creek Road. The design, materials, dimensional layout and traffic signing for the entry pavement areas shall be subject to review and approval as part of the Project Landscape Working Drawings. 32. 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. 33. 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 -5- 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 F). 34. 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 by the Planning Director. 35. 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 Terms of Sale Agreement for individuals purchasing units in the project. Upon request, copies of such documents shall be submitted to the Planning Department. 36. Improvement of Fall Creek Road from Willow Creek Road to Dougherty Road shall be completed two weeks prior to the request for occupancy of any unit in the project. 37. Install "no parking", "bus", and other required signs along Fall Creek Road. 38. A 10-foot wide concrete paving strip shall be provided across each entrance. It shall align with the lip of gutter on Fall Creek Road and textured paving stones on project interior. 39. 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. 40. A grading permit shall be obtained prior to any grading to the site. 41. An encroachment permit is required for all work in the public right-of-way. 42. The landscaping, irrigation, sidewalks, and fencing on the west side of the project's Fall Creek Road frontage from Willow Creek Road to Dougherty Road shall be installed a minimum of two weeks prior to requesting the framing inspection of the 100th unit in the project and prior to the occupancy of any units in this project. 43. Internal pedestrian walkway systems shall be extended to Fall Creek Road on both sides of each entrance. Wheelchair ramps per Title 24 shall be provided at each entrance return with ramps and connecting sidewalks provided on the opposite side of Fall Creek Road to connect to the sidewalk on that side. Six-foot sidewalk shall also be provided on the east side of Fall Creek Road between Willow Creek Road and the first entrance. 44. Existing storm drain lines shall be relocated and easements abandoned and rededicated as required to avoid building areas. 45. This property shall be annexed to Landscaping and Lighting Maintenance Assessment District No. 1986.1. 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. -6- SOUNDWALL 47. The soundwall, sidewalk, landscaping, and irrigation along Dougherty Road from the Alameda County/Contra Costa County Line to Willow Creek Drive shall be installed a minimum of two weeks prior to the request for occupancy for any unit in the project. Temporary openings in the wall may be allowed for construction activity access, if approved by the City Engineer. The wall shall comply with the conditions set forth in PA 87-131 (November 3, 1987). 48. The structural designs for soundwalls shall be submitted to the City for review and approval. ARCHITECTURAL/BUILDINGS 49. 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. Roofing materials shall be Life Tile or an approved equivalent. 50. 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. 51. 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. 52. Exterior lighting shall be provided on stairwells, dwelling entrances and by street and unit numbers. 53. A minimum of 120 cubic feet of special storage shall be provided for each unit. Architectural plans shall be revised to 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 54. 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. 55. 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. 56. No off-site subdivision signs shall be utilized within the City limits until the appropriate Conditional Use Permit approvals are secured. MISCELLANEOUS 57. 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. 58. All trash enclosures shown on the Site Plan listed in Condition #2 shall be for two dumpsters each. 59. The developer shall comply with all requirements of the Dublin San Ramon Services District Water Department and provide a letter from them documenting that all Ordinance requirements have been, or will be, satisfied. This letter shall be submitted prior to the issuance of building permits. 7- r1 60. 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. 61. 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 15th day of August, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -8- 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 De^_artrent. 1. Final building and site development plans shall be reviewed and/approved by the Planning Department staff prior to the issuance of a building rP*nit. All such plans shall insure: a. That standard c..n.0ercial or residential security r.equ events as established by the Dublin Police Depardent are provided. b. That reps, special parking scaces, signing,ng, and other acczopriate physical features for t e 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 light_ng 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 ecuigrent, including electrical and pas meters, is architecturally screened fray view, and that electrical trsns- forrers are either undergcounded or architecturally screened. far That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the archiitectue•cf the building(s). g. That all vents, gutters, downspouts, fleshings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as aptroved by the Dublin Planning Depa_rbrent. Cnce constructed or installed, all irove'rents • are to be maintained in accordance withthe Pappro approved plans: Any chances which affect the exterior Character shall be re_suhsit`w to the Dublin Planning Department for approve`. i. That each patting space designated for c pace cars be identified with a pavement.marking reading "Small Car Only" or its ecuivalent, • and additional signing be provided if recessemy. 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 carliance be obt"fined with at least their m -2.a=Code requirements. ATTACHMENT___ PA DP 83-13 stickvs of Ai)Pavia 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 fran the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a mininasn of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimaaa 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 grr'Pd 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 cn 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 grdirg operations and no activity is permitted under them that will cause soil commotion or damage to the tree. i. That a guarantee from 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 cnmplete in accordance with aoeroved plans and the conditions required by the City, • CITY OF DUBLIN POLICE SEI VICES • 7. STANDARD RESIDENiTIAL BUTTnTG SECURITY RECC !EIDATICNS I. DOORS a) Exterior doors and doors leading from garage areas into private family dwellings shall be of solid core, no less than 1-3/4 inches thick. b) E:<t•rior doors and doors'leading from garage areas into private • family dwellings shall have auxiliary locks that resist prying or wrenching. These locks may be deadbolt 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/S" raterial of 2" mesh. d) The front exterior doors shall have an interviewer or peepholes. e) Exterior and interior garage cut-s•ringing doors shall have non- removable, hidden or non-accessible hinge pins. f) In-swinging exterior doors shall have rshni-d 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 equinced with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible rover ent 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 cn the inside. Double sliding glass doors shall be locked at the seeing rail. II. WINDCWS 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. ATTACHMENT 2 skim h Cads*t$t tS 4f Arviv • III. STREET NUMBERS a) The street numbers shall be 3" high of standard design, black material mounted on an opaque light box which is to be lighted at all times. The street numbers shall be located on the structure at a height and location designated by the enforcing agency. IV. MULTIPLE DqFTT INGS a) All multiple residential dwelling units shall comply with all residential security requirements. b) A sign directory displaying the numbers and location of all dwelling • units in a diagram manner shall be posed at each vehicular entrance and main pedestrian entrance to the property in a location and of • ' a size easily readable from entering vehicles. The directory shall include annunciation as required by the Fire repartment. • • CITY OF DUBLIN PRELIMINARY RESIDENTIAL CONDOMINIUM DEVELOPMENT GUIDELINES Primary Guidelines 1. Parking 2 . Open Space 3. Private Vehicular Accessways 4 . Storage 5 . Refuse Collection 6 . Site Development Review Standard Conditions 7 . Standard Residential Security Requirements Secondary Guidelines 8 . Alameda County Land Use & Development Plan Objectives, Principles and Standards ' 9 . Guidelines for Authorizing Construction or Conversion of Condominium. . .Projects. ATTACHMENT C" PA. 9$-OZS tZ skee.ls Form: DP 83-02 1/7/83 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. • 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. 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 cammercial 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 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 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. • 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 fran 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 let 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 fran 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 fran 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 OF DUBLIN POLICE SERVICES • 7, STANDARD RESIDENTIAL BUILDING SECURITY RECOPMENDATIONS I. DOORS a) Exterior doors and doors leading fran 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 fran garage areas into private family dwellings shall have auxiliary locks that resist prying or wrenching. These locks may be deadbolt 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 nnvaient 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 ueeting rail. II. W NDCWS a) Windows shall be so constructed that when the window is locked it cannot be lifted fran the franc. b) Louvered windows shall not be used within eight feet of ground level, adjacent stairways, or other structures. III. 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. MULTIPLE 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 bP posted at each vehicular entrance and main pedestrian entrance to the property in a location and of a size easily readable fran 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 tha applicant in the preparation of the Land Use and Ucvc•lopmi t Plan and they will be used as the basis of the evaluation of the Land Use 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; e. provide an environment that will encourage the use of common 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 1, 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) s`.ould 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; e) 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 Open Areas (that portion of Common Dpen Areas that meets criteria (1, B, 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 ir,tensIty portions of the development; • b) Adequate in size and configuration to accommodate a wide range of recreational activities whether specific recreational areas or facilities are provided initially or in the future. • _l. Page 2 3. Recreational Areas should be: a) Designed to provide for a wide range of recreational experienc: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 („eneral 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; d) Safe to use, durable, and economical to maintain. 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 (IIB4), 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: I. Dwelling concentrations of differing densities should be arranged that in general the highest density portions of the development are closest to existing and anticipated centers of activity, major transporation routes, 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 irlatinnship 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 s'Ereet 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 .reet ; 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) ; (No yard required a building shall be used to satisfy the yacd 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 15' in width or depth for multiple occupancy attached dwellings located on the ground floor; 1 Page 4 • . 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. C. General Principle - Functional Design: Access 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: 1 . 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 accommodate 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. b. Avoid adverse grading and dr. nage 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, I.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' • IDesign 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 huses. Access ways may have short runs exceeding 12%, 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 Range, mph Lane Centerline Radius 10 - 15 mph 30'1 15 - 25 mph 50' 25 - mph NA ie 1 Where emergency vehicle service necessary = 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. b. Parking: Parking spaces as required to service the resident and guest needs pf the development may be located in lanes adjacent to access way+:, trafficc lanes, in bays off the access way, in conventional garage and parking structures or in various combinations as appropriate for the pdrticular RPD design concept. Parking lane parallel to traffic lane: Design Speed Parking Lane Width 0 - 15 mph 8' 15 - 25 mph 9' Page 6 Parking in bays perpendicular to and adioininq travel lane: Speed Range of DHV Stall Back up Travel Lane Width/Dep-th -(includes travel lane area) 0 - 15 mph 0 - 20 9' - 20' 25' minimum 20 - 50 9' - 20' 28' minimum rjl-ice°. 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 (mph) (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, seplrated 10' wide adjoining by parkstrip roadway (Park strip is 2' wide except where additional width is required for landscaping. 8. Curbs and gutters, shoulderst 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. f. 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'TOTAL W IOTI.1 0.5' O,5 J g • 6 (fig . Minimum 10 - 15 mph speed ranee and traffic volume 0 - 50 DHV . 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 • 3g.5'7:07-.►,t. wrcrrh 3 lo' ro' 9 25 1L IG.44:11 V) • . 15 - 25 speed and 50 - 100 DHV • Parking one side • Sidewalk one side . (P.U.E . varies) 4E5,5TOTAL. WCrTiq 2a' 0,6' lO' -- la' 131+I 20' curb beta d A_ • t=-� `-S vl 6�1 can C . 0 - 15 mph speed and 20 - 50 DHV traffic Parking at right angles in bay open to access way TCrilact. WI 07+4 �� 4'' 2. �' io �..--JO --t- 9' �?5 4�write. j .� 1 " .� ' ' ea usv l _TI . Speed to 25 mph, traffic 50 - 100 DHV Parking hoth sides . Sidewalks both sides and separated by parkstrip . Bicycle way provided, separated by planter strip . Slope casement ore 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: I 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. 1 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 fran 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 ore 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 ossociations. 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 stocked and other design elements ore 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 arealfloor area ratio should apply only to the area remaining for development. 2. Parking: One of the two parking spoces per unit required by zoning should be located as close to living units as good design will permit; a separation of more than 50 feet should be avoided. Where proctical, 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 oddition Condominium Guidelines Page Two • to the two spaces required to serve each unit,guest parking should be provided at 1 space per 2 units for units up to 1,000 square feet -- and 1 to 1 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 considered adequate to serve the needs of the residents or may be reduced to be consistent with a Specific Plan adopted by the Board of Supervisors. 3. Private open areas: Each ground floor unit should hove 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 as a transition to the living areas and should be semi-private,with no more than two together on any floor and not be via balconies past 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 odjacent property),from vehicular and service functions and from group activity areas. 6. Landscaping: Project londscoping should be considered a vital part of the overall development and should be designed by a registered Landscape Architect. Special treatment should be 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 con be demonstrated to have been met on the basis of tests performed in each unit by a 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 24,State of California Administrative Code,or any changes mode thereof. ' Condominium Guidelines Page Three 10. Physical condition of housing to be converted to condominiums: ?he project as a whole should be in good repair when offered for sale. Prior to filing a final map permitting condominium soles, - 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 ore 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 ore 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 focilities: Adequate focilities 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 each unit, where possible; but, in any case, at 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 as 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 (rrination systems)and fire hydrants should be maintained by the Condominium Guidelines Page Four 1 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 each 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 oll projects likely to have children at locations where surveillance is practical and noise con 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 ore likely to have great difficulty relocating,are to be offered four year leases at current rents with provision for limiting rent increases to not mare than 7%annually. b. Apartment buildings over 15 years old will be brought Into substantial conformance with present Building Code standards. c. Moving expenses to a maximum of$500 ore to be provided to renters displaced by the conversion. t • 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 Cons,- %Dr'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 ivaluate 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. x HE 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: ATTACHMENT D PAte-MC co.tdl.ifierS o4- Form 83-05 1/83 - DURLIN SAN 'AMON SERVR S DISTRICT General Offices: 7051 Dublin Boulevard • Dublin,California 94568• (415)828-0515 June 1, 1988 City of Dublin CEIED V Dublin, CA2340 94568 JUN 212 3 Attention: Ms. Trudy Ryan 7 U th MANN11v Dear Ms. Ryan: This department has the following requirements for the Standard Pacific Village IV project (PA88-025) . 1. On-site hydrants will be required and will be fully charged before construction with combustibles begin. 2. All weather roadways will be provided for fire apparatus before construction of combustibles are to begin. 3. Parking shall be restricted to designated parking areas only. Streets shall be no less than 28 feet wide for parking on one side and 36 feet wide for parking on both sides. 4. All roadways less than the required width shall be posted as fire lanes and shall be marked according to the California Vehicle Code, Sec. 22500.1. 5. Fire extinguishers are to be located within all common areas (i.e., recreation room, administration office, gym, and rental office) and every 75 feet of travel distance within the complex. 6. A maximum occupancy room sign shall be posted in the lounge area if the occupancy load is to exceed 50 persons. 7. Building addresses must be visable from the street both during the day and night. 8. A building directory will be required at all entrances into the complex. Such directory must contain all apartment numbers. 9. All project buildings shall conform with the safe roofing ordinance of Dublin, and spark arrestors placed on all fire places. 10. All units shall be equipped with a smoke detector installed according to UBC Standard Number 43-6. ATTACHMENT - PA IV-bl-5 t 51%f+EfS c o...t.•r,Ort, of A-pprara t 11. An approved automatic fire alarm system shall be installed in apartment houses three or more stories in height or containing more than 15 apartments. 12 . All entrance gates shall be keyed to the fire department system. If you have any questions, please do not hesitate to contact this office. Sincerely, b1XA'/�.' OVER, Fire"Inspector Fire Prevention Bureau TLH/liw r ,—t a, PRIVATE VEHICLE ACCESSWAY MAINTENANCE A3RMENT COTTONWOOD - VILLAGE II TRACT 5511 Dublin, California This private vehicle Accessway Maintenance Agreement, executed as of the day of , 1987, by and betwecn Rafanelli and Nahas, a California General Partnership (owner) and the City of Dublin (City) is entered into with reference to the recitals set forth in Article I below, and constitutes a contract which will enable the City to provide certain maintenance services on the private vehicle accessways described in Exhibit A, under certain conditions as set forth below. ARTICLE I RECITALS 1.1 Owner is the owner of the real property described in the attached Exhibit A, together with the private vehicle acce ways as shown on the improvement drawings of Village II, Tract 5511, prer red by Brian, Kangas and Faulk, dated 1.2 The declaration of Covenants, Conditions and Restrictions for Alamo Creek, a subdivision containing condominium projects, was recorded on September 19, 1986. The Declaration provides that, prior to the sale of any condominium unit within Tract 5511, an additional Condominium Declaration, attached in the form of Exhibit B to the rester Declaration, shall be recorded against the individual condominium project. Village II of Tract 5511 is such a condominium project. 1.3 The Master Declaration and Condominium Declaration provide that private vehicle accessways are common area for the benefit of owners within the individual condominium projects. 1.4 The Owner 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 accessways in the event the Owner or subsequent to the Owner, a condominium association (Association) , fails to so maintain them. ATTACHMENT PA O$•OZS 0o,2ti8ris of AppIDWWI rr ARTICLE II MAINTENANCE 2.1 Pursuant to the Master Declaration, it is the obligation of the Owner, or, upon sale of condominium units, the Association, to maintain the private vehicle accessways within Village II. Owner shall maintain them in a manner such that adequate access by vehicular traffic is provided at all times, so that fire, police, health 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 Owner or the PAcnciatioi at no expense to the City of Dublin. 2.2 In the event Owner or Association refuses or fails to so maintain the private vehicle accessways, the City of Dublin shall have the right, but not the obligation, to perform said maintenance on behalf of the Owner or Association. In furtherance of City's right to perform the maintenance, City may enter upon the pivperty for the purpose of accomplishing such maintenance. ARTICLE III ACCESS 3.1 Owner hereby grants to the City an irrevocable right of acrr,.- to the vehicle accessways 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, and shall not create an easement on behalf of the public or the City for any purposes other than to provide such maintenance. Said right of access shall be terminated if an offer of dedication of the access area shall be accepted by the City. ARTICLE IV PROTECTION OF PROPERTY & INDEMNIFICATION 4.1 In exercising City's rights to maintain, City shall take all reasonable precautions to protect the vehicle accessways 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 specifications for Village II, Tract 5511, prepared by Brian, Kangas & 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 accessways, except as is neceaary to meet the requirements under 2.1 above. 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 work on the property. ARTICLE V ASSESSMENTS 5.1 All reasonable costs expended by the City for labor, materials, equipment, and direct on-site supervision of repairs and/or reconstruction performed under the terms of this contract shall be borne by the Owner and/or the Association. City shall so notify the Owner and/or Association of all costs incurred by the City in performing such work. • 5.2 In the event following a request by the City for payment, Owner and/or Association cannot or will not pay such reasonable costs, City shall have the power to assess on an equal basis each condominium (or residential unit prior to filing a condominium plan) on the property for reimbursement of such direct and reasonable costs. Any assessment so levied by the City shall be included at the City's option, on the next succeeding Alameda County property tax bill. Such cost distributed equally to each of the condominiuns shall be shown as a separate assessment along with the County ad valorem taxes and other assessments. 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 emergency which threatens life or property, City shall have the right to enter upon the property to perform maintenance immediately upon giving notice to the Owner or the Association. (b) Where there is no immediate danger to life or property, City shall give 10 days' written notice to the Owner or Association of its intention to perform maintenance. Owner and/or Association shall have three days following receipt of such notice to commence such maintenance repair and/or reconstruction and such work shall be completed within 30 days of receipt of such notice. (c) In the event that such maintenace work cannot be reasonably completed within the 30-day period, the period for completion shall be extended for so long as Owner and Association are diligently pursuing corrective measures on the property. � .. 6.2 where notice is required, it shall be deemed to have been properly given three days following mailing by post paid registered or certified letter to the Owner and/or Association at the adr1ress indicated below: Rafanelli & Nahas 20211 Patio Drive, Suite 215 Castro Valley, CA 94546 ARTICLE VII MISCELLANEOUS 7.1 In the event of any controversy, claim, litigation, dispute or arbitration of any action between the parties arising out of or resulting from this Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its rwaconable expenses and court costs, including without limitation, attorneys' fees and costs. 7.2 Each paragraph and provision of this Agreement is severable, and if one portion is determined to be invalid, the remaining portions shall, nevertheless, remain in full force and effect. 7.3 This Agreement and any documents referred to herein contain the entire agreement between the parties relating to the subject matter hereof and may not be modified or amended except by written document signed by both parties. 7.4 This Agreement shall be governed by. the law of the State of California, and any legal action instituted pursuant to this Agreement shall be brought in the California State Courts in Alameda County. RAFANELLI & NAHAS CITY OF DUBLIN BY: V. Mark Rafanelli General Partner By: Ronald C. Nahas General Partner r �yL EXHIBIT "A" Village II All that real property located in the City of Dublin, County of Alameda described as follows: Parking areas and driveways located within Lot 149, Tract 5511 filed September 19, 1986, Nan Book 163, Pages 48 through 58, Alameda County Records. Project Description for Standard Pacific - Dublin Condominiums The proposed project is a planned residential community on approxi- mately 8.3± acres, located at the northwesterly corner of Dougherty Road and Willow Creek Drive (Tract 5511, Lot 146). The project con- sists of 135 residential condominium units with six different floor plan options proposed: Plan Square Footage Number of Bedrooms/Baths 1 817 1 bedroom/1 bath 2 951 2 bedrooms/2 baths 3 909/997 2 bedrooms/2 baths 4 1,025 2 bedrooms/2 baths 5 1,275 2 bedrooms + loft/3 baths 6 1,221 2 bedrooms + loft/2 baths The buildings are to be of wood frame construction with stucco exter- iors and concrete tile roofs. Both one- and two-story units are pro- posed and all units have single car garages. Project design utilizes a private street system, providing access to open guest parking areas and resident garages. A total of 283 off- street parking spaces are provided (2.1 spaces/du), 135 of which are covered. Direct access to the project is from North Loop Road via Willow Creek Drive (Alamo Creek Drive). The project open space accounts for 51.8 percent, plus or minus, of total site area. A common recreation facility is planned containing a swimming pool, spa, recreation building, wood trellis, and concrete decking. Landscaping for the project common areas will be installed by the developer and maintained by a Homeowner's Association. In ad- dition to the recreation facilities provided within the proposed devel- opment, a future city park is planned adjacent to the southeasterly side of the project site. R)±0E1YED MAY 13 1283 ATTACHMEIAT DUBLIN PLANNING A PRA GA 41 "S 4,TATEMONr '88 - 025 Dougherty Road ---- uvula mil T; r aaseh encbaue typ... /8'a t Val�„� = y. East Dougherty Hills Perk 011111' le".11 11110111; I`I`I`I`I`I`I`L I ' HIP VI: am 'r \:■i A ---NI \\ I 1\_``-r lanai i''''''' I la. liv >111", _ 4104115i ciiiivoigoo, •I \`I`',I` 1r4 AAA Irs liri 25:tntil _ix kifillioriclp ,..4t 4ipt..... Ato..,.#4744 vw. ..,..."' V.IIIIIN E. lit il . sil 's\ MIS . JO • l'..,' 70_00... .... c„„„-,,,; „,4#4,4P/114 ilr \ b : , / r Iry /:., e ikpv \\\ �- ,.. 44,\ tss ,:..1,‘ -__ *coi e � Road__ms, _--_�� ..•.. ,top of bank-2 .'`i, 4 • 1111111111111111 site Summary �;tV �3) �__ GROSS AREA 8.3 � � / NET AREA 8.3 11 a �. . , / r BUILDING COVERAGE 241 11 w.o.«..w o.Mr 1VEHICULAR COVERAGE250 1 7,-----7 u'•"""'F ,� eo,a OPEN SPACE ou Ranch so' sa r,.,�I FEMUR MN o.«.r 50.9 ' NUMBER OF DU'SOf //owouuw uw.o 135 • GROSS DENSITY / n. n 16.3 ir 1 NET�DENSITY existing trees,typ. ,.% • ! w 163 ` 1 PARKING RATIO ' NaarM.ces.a UNIT2.15 CCOVERED PARKING Location Map 135 OPENM o PARKING Via, 155' 'Includes 56 compact spades. Hili-1 \\I pr.), C El iU L1�t �� L.L ,..„ J �—� STANDARD PACIFIC THE �J 1j [ NOR RN CALIFORNIA U nn �7M 0 40 DV LIN ©A 4/15/BB FRISBIEfSS[-Y-IATE SwPLAIWfJG COMPANY 7/7188 7/14/88 87023 o NVId 3dVOSG VH 1Vf11d3ONO0 NOISIMIO VINHOdIIVO Nli3KLEION - OIdIOVd a VONV1S I, E. 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E A i .• • .• 1 --1971) 4 1 .- -tt,f2J t 11 T .Z1. • far. .21111011 (:) i Itil 4. — Low Xij (i , (.... rnk LJ CZ I ---—4 . ^ /"N 4 ckl $ ' R I 0 I tN. — -- o °° < sliis _* 1:. T i000,° ,__/ __j ° x, T 4-- > . x -_> i ° od ° \''' k-- __ o ._.__ y (.) p�� 4.- _ Q0a.... • C 1 T T \-- -� ° , O I I 0 o. 0 T_ i . 2ir7,/\ 1 , '‘-c;: f : - oo ---. - ATTACHMENT (0 _erns MA a o cc IU C� 2 co \ \ _ 6 N Willow Creek Drive b; ,frii._ ‘iires..- . Jr. %P. ®`� °a I R't 1 :I digro di,:ii4,,, „. 1 :g49, i 11 ,� 'iw i1at 0 ,, g ® fib a . 1 01 El fs4.4'04, lop- s \� �\ ' , ' :n .. 1 !' ,%t. ',. ril=7/)iti, . - ',44.\,\ \.\..,,,:\.\\, ,,, .1), . p, , \ . ,.., ,,,,,,„\ ssivi. s, A ,,, ,.. . . , s . ..„4.4., .s, . .---„,,,,. ,I •...„ , . , 4 , , , , ,:,,==. , , . -... --, iiiIM ,..-,,. . \ - - / - 1?= ' 1. %II .!1- 4 Is j S o es , \ "Lk 4,4,,e"..„, Nit )AlApt, p c —, , . . . i, alg , i \s, -:_,,_1_,. i . 4 t I .- 1/ I ' i it /! , f I ,. , „ -rm,--gwW.t. . '" ' 1 1 . . 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Itoltrith•tidis • ;14 :' r�44 - 71.! � ) int ✓all te, y 7 rtr yar ; 4`•"}-1t'�1� Ply 8a-0.. THE VILLAGES AT WILLOW CREEK Project Status List August 10, 1988 Village Number of Units Units Type Status I 56 Apart./Condo. Under Construction II 248 Apart./Condo. Under Construction III 216+ Apart./Condo. No Site Development Review IV 135 Condo. * V 204 Apart./Condo. Site Devel. Review processed - No Construction VI 146 Single Family Most Units are Occupied VII 136 Condo. Under Construction *Subject Application • ATTAClMT_L- .SL .••••• ......)•••"•-z ....- - •e.,,,_..... I i '' . . .I. • • 1 b I-11 /), • • > . • a, • ..• . ez i I-2 Z ti.13 - • Z. / ./• • s (S) 0 7 /IN..,•• ..• ,{ • CI .11k 0 •. i 1 / . • , Z ‘n • / ..'....... "Z" •1••••• • ./ /// • 1 , • • . z o Z ........ tC I / / e?' . ••/ ' / •° • . • / / • 57 i ILO\ - f' -'I / 7 / 4 • ...I. I i / • 13) Z _ - • • • • 6 ., • " . / • .' \ ..1 1CC - X - 1 r.".. 4 * \ v."--,....."1- _.. .__ _ . . . - - i • 4 J . •.1 ••'1. 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