HomeMy WebLinkAbout8/21/1995 PC Agenda PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Monday-7:30 p.m.
100 Civic Plaza,Council Chambers August 21,1995
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS-August 7,1995
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address the
Planning Commission on any item(s)of interest to the public;however,no ACTION or
DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda.
The Commission may respond briefly to statements made or questions posed,or may request
Staff to report back at a future meeting concerning the matter. Furthermore,a member of the
Planning Conunission may direct Staff to place a matter of business on a future agenda. Any
person may arrange with the Planning Director(no later than 11:00 a.m.,on the Tuesday
preceding a regular meeting)to have an item of concern placed on the agenda for the next
regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 94-058 BP Service Station CUP/SDR/VAR Conditional Use Permit,Site
Development Review and Variance approval request to rebuild the existing BP Service
Station,located at 6400 Dublin Boulevard. This project consists of the construction of a
new 2,017 square foot convenience store/food mart;a new 43'x 50'canopy with new
fuel dispenser islands;three(3)new 12,000 gallon underground fuel storage tanks and
other on/off-site improvements. The project site is located at the intersection of Dublin
Boulevard and Dougherty Road,within the M-1,Light Industrial Zoning District.
8.2 PA 95-016 Hansen Ranch Conditional Use Permit and Site Development Review.
The project consists of a Conditional Use Permit to allow modifications to the Planned
Development General Provisions and a Site Development Review approval for the first
phase(72 units)of the Hansen Ranch development,consisting of a total of 180 dwelling
units on a 147 acre site located west of Silvergate Drive,north of Hansen Drive and
south of Winding Trail Lane.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS(Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: August 21, 1995
TO: Planning Commission
FROM: Planning Staff 'jf
PREPARED BY: Ralph Kachadourian,Assistant Planner/Zoning Investigator
SUBJECT: PA 94-058 BP Service Station CUP/SDR/VAR
GENERAL INFORMATION:
PROJECT: Conditional Use Permit, Site Development Review and Variance
approval request to rebuild the existing BP Service Station, located at
6400 Dublin Boulevard. This project consists of the construction of a
new 2,017 square foot convenience store/food mart; a new 43'x 50'
canopy with new fuel dispenser islands;three (3) new 12,000 gallon
underground fuel storage tanks and other on/off-site improvements.
The project site is located at the intersection of Dublin Boulevard and
Dougherty Road,within the M-1, Light Industrial Zoning District.
APPLICANT: Peter B.Tobin
Tait&Associates, Inc.
1001 Galaxy Way, Suite 404
Concord, CA 94520
PROPERTY OWNER: Tosco Northwest Properties
2130 Professional Drive, Suite 100
Roseville, CA 95661
LOCATION: 6400 Dublin Boulevard
ASSESSOR PARCEL: 941-550-9-11
PARCEL SIZE: .67± acres
GENERAL PLAN
DESIGNATION: Retail/Office&Automotive
EXISTING ZONING
AND LAND USE: M-1, Light Industrial District; Service Station Type'A' (BP)
SURROUNDING LAND USE AND ZONING:
North: Unocal 76 Service Station, Harrison's Marine Center;
C-2, General Commercial District
East: Miracle Auto Body; M-1, Light Industrial District
COPIES TO: Applicant
ITEM NO. IA roperty Owner
n ddress File
South: Smart&Final Retail Store&the Dublin Station Retail/Office Center;
C-2,General Commercial District: Rental World Storage and
Equipment Yard; M-1,Light Industrial District
West: Pak-N-Save Foods,Salvation Army Thrift Store, Room with A Cue
Billiards Room;C-2,General Commercial District
ZONING HISTORY:
C-2334N-5473: On August 4, 1971,the Alameda County Zoning Administrator adopted
Resolution Z-314,approving a Conditional Use Permit for the Mobil Oil
Company to operate a service station Type'A'in the M-1, Light Industrial
District. The Zoning Administrator approved Resolution Z-315,approving a
Variance to 1)reduce the rear yard setback from the required 20-foot to 10-
foot and 2)install a freestanding sign of 64 square feet in area where no
freestanding signs are otherwise permitted.
PA 89-071: On February 28, 1990,the Dublin Planning Director approved a Sign Site
Development Review for new signs and minor landscape modifications for
the BP Oil Company site.
PA 90-015: On June 4, 1990,the Planning Commission approved a Site Development
Review to allow BP Oil Company construct a new gas station facility with
24-hour convenience store and automatic car wash. (This project was never
constructed)
PA 90-060: On August 10, 1990,The Planning Director approved a Sign Site
Development Review for a Sign Program and for a new Service Station
Display Structure and Price Sign at the BP Oil Company site.
APPLICABLE REGULATIONS;
Section 8-51.3 (Al (7)of the Zoning Ordinance states that in the M-1 district, a Service
Station Type'A'and other uses(convenience store/food mart)which are found by the Planning
Commission as may meet the intent of the district and the requirements of Section 8-51.8,
Performance Standards, are conditional uses requiring Planning Commission approval.
Section 8-51.6 specifies in part the yard requirements for the M-1 Districts as follows:
depth of front yard-not less than 20 feet;depth of rear yard-not less than 20 feet;width of
each side yard-not less than 10 feet.
Section 8-65.1 states in part that a Service Station Type'A'shall be subject to 1)the
building site shall not have an area less than 10,000 square feet with an effective lot frontage on
at least one street, not less than one hundred twenty(120)feet, 2)no building shall be less than
forty(40)feet away from any street line,and 3)all operations except those related to the actual
refueling process,shall be conducted within a building.
Section 8-93.0 and 8-93.1 establishes the procedure for granting Variances and authorizes
the Zoning Administrator to receive, hear and take action on an application,and may grant a
Variance,in whole or in part,on specific cases upon affirmative findings of fact upon each of the
three following requirements:
1) That there are special circumstances including size,shape,topography,location or
surroundings,applicable to the property which deprive the property of privileges enjoyed by other
properties in the vicinity under the identical zoning classifications;and
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17,12
_Zc1 1
2) That the granting of the application will not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone; and
3) That the granting of the application will not be detrimental to persons or property in
the neighborhood or to the public welfare.
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 performance standards established
for the district in which it is located.
Section 8-94.3 states in part that if a proposed Conditional Use application also requires a
Site Development Review and is also accompanied by an application for a Variance,the combined
applications shall be processed concurrently by the decision maker(in this case the Planning
Commission).
Section 8-95.0 states that Site Development Review is a discretionary review process
intended to promote: 1)orderly,attractive and harmonious site and structural development
compatible with individual site environmental constraints and compatible with surrounding
properties and neighborhoods; 2)to resolve major project-related issues including,but not limited
to,building location, architectural and landscape design and theme,vehicular and pedestrian
access and on-site circulation,parking and traffic impacts;3)to insure compliance with
development standards and general requirements established for Zoning and Planned Development
Districts,including,but not limited to,setbacks,heights,parking,fences,accessory structures
and signage;4)to stabilize property values;and 5)to promote the general welfare.
ENVIRONMENTAL REVIEW:The project has been reviewed in accordance with the California
Environmental Quality Act(CEQA)and the State CEQA Guidelines.An Initial Study of
Environmental Review was completed on July 25, 1995,and a Negative Declaration has been
prepared because the project will not have a significant impact on the environment.
NOTIFICATION:The Notice of Public Review of the Negative Declaration and Public Hearing of
August 21, 1995,was published in the local newspaper,mailed to adjacent property owners,and
posted in public buildings.
ANALYSIS:
Tait&Associates,representing the property owner,Tosco Northwest Company,has
submitted a proposal to demolish and rebuild the existing BP service station,which is located at
the intersection of Dublin Boulevard and Dougherty Road. Their proposal is to construct a new
2,017 square foot convenience store/food mart;a new 43'x 50'canopy with fuel dispenser
islands;install three new 12,000 gallon underground fuel storage tanks and other on and off-site
improvements.
In addition,the Applicant requests a Variance approval to allow the new convenience
store/food mart building to be built within the required 10-foot side yard setback area. The
building could then be located at the existing south property line adjacent to the Smart&Final
retail store. The Applicant indicated that utilizing this setback area would eliminate a non-usable
space and will provide a more efficient site layout which will help increase traffic maneuverability
throughout the project.
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Conditional Use Permit
The current service station operates under an approved Conditional Use Permit,which was
granted to Mobil Oil Company by the Alameda County Zoning Administrator,in 1971. The
existing layout and function of this site has remained unchanged,with the change of ownership to
BP Oil Company in 1989. Modifications and/or additions to the existing service station use,such
as the convenience store/food mart use and the complete redesign and layout of the service
station,requires a new Conditional Use Permit and subsequent Site Development Review approval
by the Planning Commission.
The BP service station is classified in the Zoning Ordinance as a Service Station Type'A'.
This type of use applies to the operation of a facility for the refueling and lubrication of motor
vehicles. The Zoning Ordinance specifies that a Service Station Type'A'is a Conditional Use in
the M-1,Light Industrial zone district
Although the use of convenience stores or food marts within service stations is not
specifically stated as conditional uses within the Zoning Ordinance,Section 8-51.3 A1101,of the
Zoning Ordinance gives the Planning Commission authority to approve uses which are found to
meet the intent of the M-1 district and the requirements of Section 8-51.8,Performance
Standards in the M-1 District. The existing service station and the proposed convenience
store/food mart use is consistent with the Dublin General Plan's land use designation,Retail/Office
and Automotive.
Site Development Review
The entire design and layout of this facility matches similar designs used by other BP
stations throughout the Bay Area. The food mart building and the fuel island canopy will be
constructed with a combination of sheet metal and aluminum composite materials. A new trash
enclosure will be built adjacent to the convenience store/food mart building as shown on Exhibit
'A'. This trash enclosure will be of masonry construction and will be painted to match the food
mart building.
The landscape planter islands along Dublin Boulevard and Dougherty Road will be modified.
The Applicant will remove the easternmost exiting driveway and curb cut along Dublin Boulevard
and will replace with new curb,gutter,sidewalk and will connect the two landscape islands.
Additional modifications will be made to the landscape island between the two driveways on
Dougherty Road. This proposal will include the installation of new landscaping behind the parking
spaces and the trash enclosure. Staff has observed that the existing landscaping on the site is
generally well-maintained. All landscaping on this site will be updated and improved,as shown by
the Preliminary Landscape Plan,Exhibit'A'.
The easternmost exiting driveway on Dublin Boulevard and closest to the intersection will
be eliminated. This will leave three driveways for access to the site;one off of Dublin Boulevard
and two off of Dougherty Road. Removal of this driveway will improve traffic circulation on and
off the site. Both driveways along Dougherty Road will continue to be utilized,since the second
driveway along Dougherty Road is also used as access across the service station parcel to the
Rental World storage and equipment yard. When future widening and improvements along
Dougherty Road commence,these driveways will be modified and improved by the property owner
per Public Works engineering standards.
The existing handicap sidewalk ramp,which provides access from the south side of Dublin
Boulevard across Dougherty Road,will be removed and replaced with sidewalk,curb and gutter.
This ramp currently has a barrier with a "No Pedestrian X-ing"sign attached to it. Pedestrians
wishing to cross Dougherty Road must do so on the north side of Dublin Boulevard because of the
signalized right turn lanes from Dublin Boulevard onto Dougherty Road.
The Property Owner will offer a dedication of 20-feet of property along the Dublin
Boulevard frontage and 8-feet of property along the Dougherty Road frontage. The Public Works
Department has determined that this offer of dedication will supplant the need to impose a traffic
impact fee for this expanded use and the offer of dedication adequately covers the necessary
roadway improvements planned for the future widening of Dublin Boulevard and Dougherty Road.
This offer of dedication will be recorded prior to the issuance of a building permit and this
requirement is indicated as a condition of approval in the Draft Resolution, Exhibit C.
The required number of parking spaces for this facility is four. The Applicant proposes to
have eight parking spaces, including a handicap parking space and ramp. No additional on-site
customer or employee parking spaces will be required.
The existing freestanding Service Station Display Structure and Price Sign, located within
the landscape planter island at the intersection,will continue to be utilized. When the future
roadway widening occurs,this sign will be relocated to a new planter island. All signage proposed
for this site shall comply with the sign regulations established in the Zoning Ordinance. A
condition of approval addressing the use of the freestanding sign and its relocation,and all signage
for this site, is included in the Draft Resolution, Exhibit'C'.
Variance
The new 2,017 square foot convenience store/food mart building will be constructed at the
south property line adjacent to the Smart&Final retail store building. This location places the rear
wall of the building on the south property line within the 10-foot side yard setback area as shown
on Exhibit A. Placement of the building on the property line will require that it meet the minimum
1-hour fire wall rating as determined by Building and Fire Code requirements.
In conformance with Section 8-65.1 of the Zoning Ordinance,this site meets the effective
lot frontage for a service station,which is 120 feet on at least one street,and the forty(40)foot
building setback requirement from the street line(face of curb). Staff has determined that the
east property line,along Dougherty Road, is the front lot line,the west property line as the rear lot
line and the south and north property lines as the side lot lines. The setbacks required within the
M-1 zone are as follows:front yard = 20 feet;rear yard= 20 feet;side yards = 10 feet.
In order to approve the Variance request to allow the building to be located within the 10-
foot side yard setback,three affirmative findings of fact must be made. Staff's analysis of the
request's conformity to the mandatory findings is as follows:
1. There are special circumstances including size,shape,topography,location or
surroundings,applicable to the property which deprive the property of privileges enjoyed by
other properties in the vicinity under the identical zoning classifications.
Staff's review of the site finds that there are special circumstances relating to the physical
characteristics of the property. The property is a flat, 29,000± square foot single use parcel
located at the southwest intersection of Dublin Boulevard and Dougherty Road. The General Plan
designation for this site is Retail/Office&Automotive. This General Plan designation is used to
identify a variety of retail oriented businesses,which are all located directly west of Dougherty
Road and within the vicinity of the BP station(Attachment 2).
Other properties and businesses within the vicinity,including the adjacent Dublin Station
Shopping Center,the Smart&Final retail store,Pak-N-Save Foods and the Unocal 76 service
station across the street at Dublin Boulevard,are located within the C-2,General Commercial
zoning district.There are no yard setback requirements for buildings within the C-2 district unless
the C-2 zone abuts an R(residential)district. Only two properties,the BP service station and the
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PAGE.✓OF, ,
adjacent Rental World storage and equipment yard are the only properties within the Retail/Office
&Automotive designation that have the current M-1 zoning classification.
The dedication of the 20-foot right-of-way along Dublin Boulevard and the 8-foot right-of-
way along Dougherty Road will eliminate over 5,000±square feet of street frontage property
along both sides of this site. This dedication for the future roadway widening will reduce the
amount of available vehicle maneuvering room needed by the new service station/food mart
design. Since the Property Owner is offering this dedication,this situation creates a special
circumstance.
2. The granting of the application would not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone.
Granting approval of a Variance would not constitute special privileges not given to the
other businesses within the surrounding vicinity.The office and sales/service building at Rental
World,which is located within the M-1 district at 6457 Dublin Court,has its rear wall constructed
at the property line. A Variance approval (V-7013)was granted to Prairie Industries Inc. (prior to
Rental World)by the Alameda County Zoning Administrator on June 2, 1976. This approval
allowed the construction of this building within the 10-foot side yard setback area due to the
irregular shape of the lot.
The placement of the food mart building within the side yard setback would be consistent
with the current setbacks of the other commercial buildings within the vicinity,such as the
adjacent Smart&Final building,which is located near the property line,and the Rental World
building,which is built at the property line.
3. The granting of the application will not be detrimental to persons or property in the
neighborhood or to the public welfare.
The granting of the Variance would not be detrimental to persons or property in that the
building would be constructed in conformance with current Building and Fire Code regulations and
requirements.
Based upon the fact that all three mandatory findings have been made for locating the
convenience store/food mart building within the side yard setback area,Staff recommends
approval of the Applicants request for a Variance.
Conclusion
The project,as
facility and the proposed,will
improvements greatly enhance he image of the area,be a major improvement to an aespec ally ofuture underutilized
developments along east bound Dublin Boulevard. This project is in compliance with the
provisions of the Zoning Ordinance and with the Dublin General Plan. The project has been
reviewed by other City departments and affected government agencies and their comments and
concerns have been incorporated into the Draft Resolutions,Exhibits C and D,as conditions of
approval.
Staff recommends approval of the Applicant's Conditional Use Permit,Site Development
Review and Variance request to rebuilt the BP Service Station,located at 6400 Dublin Boulevard,
subject to the conditions specified in the Draft Resolutions, Exhibits C, D and E.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
6 r;;(_4 rr✓!
3) Question Staff,Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolutions approving the Conditional Use Permit,Site
Development Review and Variance request or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft Resolutions, Exhibit B,
approving the Negative Declaration, Exhibit C,approving the Conditional Use Permit,
Exhibit D,approving the Site Development Review and Exhibit E,approving the
Variance for PA 94-058 BP Service Station. To approve the project as presented, a
Planning Commissioner may make a motion such as:
/move to adopt the Resolutions approving the Negative Declaration,Exhibit B,
approving the Conditional Use Permit,Exhibit C,approving the Site Development
Review,Exhibit D,and approving the Variance,Exhibit E,for PA 94-058,BP Service
Station.
ATTACHMENTS:
Exhibit A: Project Site, Elevation Drawings and Preliminary Landscape Plans
Exhibit B: Draft Resolution adopting the Negative Declaration
Exhibit C: Draft Resolution approving the Conditional Use Permit
Exhibit D: Draft Resolution approving the Site Development Review
Exhibit E: Draft Resolution approving the Variance
Background Attachments.
Attachment 1: Location/Zoning Map
Attachment 2: Portion of General Plan Map area for Retail/Office&Automotive
Attachment 3: Applicant's Letter Regarding the Proposed Project
Attachment 4: Non-Residential Building Security Requirements
Attachment 5: Standard Plant Material, Irrigation System&Maintenance Agreement
Attachment 6: Site Development Review Standard Conditions
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PAGE/OfiL
SITE DATA
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SETBACK
P
7NEW PLANTER
7
6 - 21* 02. 22'
T- 19.31'
CH- S 65 4a' Of W EXIST HANDICAP EXIST HANDICAP
37 9a' RAMP TO RAMP TO BE
REMAIN REMOVED
Q - 4a' 42' 41r. T- 6.34'
CH- N 77 19' 22' w 11.55,
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O YET"' \ „`9 PRICED. - 27 O9' Sr. T- 36.04'
"��v-�y�' ''C MONUMENT SIGN CH N 4J 52' 69" W 70.74'
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�Y 6. NEW CONCRETE
PLANTER CURB / \ qp�
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\�( '•�1 / EXISTING LINDE ROUND
STORAGE TM1KS BE REMOVED' O
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�ry b� �� i • t i ( f .....f DJ 40'45M RIP
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NEW MULTI -GRADE PRODUCT I ,
/ ` I DISPENSERS, TYP. OF 4 I , "F� •' \
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EXISTING CANOPIES
LAN
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LABETO
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UNDERGROUND �,'� / �� �, /• TANKS k CONCRETE \ .
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TANK SLAB
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STORE, \
.r .... 2,017 S.F.
NEW 9' X 19' PARKING
SPACE, TYPICAL OF 7 7
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NEW PLANTER In 9,
S W 46' 58' E 200.36'
EXISTING PARKING
jr— 2' HIGH MASONRY
/ WAIL TO REMAIN
ACCESS EASEMENT
NEW TRASH ENCLOSUf E
< I �a COLOR OTOXMATCH BUILDING 6' HIGH MASONRY,
NEW CONCRETE \
PLANTER CURB I
1 NEw PLANTER �
EXISTING ONE—STORY MASONRY
BUILDING
_ 30A0'
S 66' 46' S6' E 71.66'
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SITE AREA:
BUILDING AREA:
EXISTING LANDSCAPE
AREA:
PROPOSED LANDSCAPE
AREA:
REQUIRED PARKING:
ONE PER 300 SQ. FT
PARKING PROVIDED:
INCLUDES ONE HANDICAP
PARKING SPACE
ZONED,
29,062 SQ.FT,
2,017 SQ.FT.
2,155 SQ.FT. 7,4%
4,078 SQ.FT. 14%
+ SPACES
8 SPACES
M-1
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AUG 15 1995
IPI IN PL.4h N11"
SCALE: I'-10'
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ARVT 2690 Boul.vard
200
Sint. 206
Rancho Cordow, CA 95742
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TOSCO NORTHWEST COMPANY
A DIVISION OF TOSCO CORPORATION
A LICENSEE OF BP OIL
2130 PROFESSIONAL DRIVE, SUITE 100
ROSEVILLE, CALIFORNIA 95661
PRELIMINARY SITE PLAN
PROPOSED TOSCO OIL FACILITY #11120
6400 DUBLIN BOULEVARD
® DOUGHERTY ROAD
DUBLIN, CALIFORNIA
REVISIONS: DATE OWN CHK
SHEET Al
ALUMINUM COMPOSITE MATERIAL
(A.C.M.) GRAPHICS PANEL WITH
INTERNALLY ILLUMINATED SIGN
(COLOR: GREEN WITH YELLOW
GRAPHICS, TYPICAL)
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SCALE: 1 /4'=1'-O'
REAR ELEVATION `
SCALE: 1/4"=1'-0"
7'-3" lie13'-3" 32'-6" 9'-4"
MOP SINK WITH WATER
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(COLOR: GREY)
RIGHT SIDE ELEVATION
SCALE: 1/4'=1'-0' (�
LEFT SIDE ELEVATION
SCALE: 1 /4"=1'-0"
RECEIVED
JUH295
-
,11ISLIN PLANNING
A 2880 Sunrise Boulewrd
Suite 206
�
Roncho Cordow, CA 95742
TAIT h ASSOCIATES, INC (916) 635-2444
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TOSCO NORTHWEST COMPANY
A DIVISION OF TOSCO CORPORATION
A LICENSEE OF BP OIL
2130 PROFESSIONAL DRIVE, SUITE 100
ROSEVILLE, CALIFORNIA 95661
EXTERIOR ELEVATIONS & FLOOR PLAN
PROPOSED TOSCO OIL FACILITY #11120
6400 DUBLIN BOULEVARD
® DOUGHTERY ROAD
DUBLIN, CALIFORNIA
REVISIONS: DATE OWN Cl
FLOORPLAN (WITH LEFT HAND CASHIER'S STATION) (2017 SO. FT.)
SCALE: 1/4'=1'-O'
SHEET: A2
50-cr
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SCALE:
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11-10' CENiERUNE
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GRAPHICS
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2880 Sunrise Boulewrd
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CA 95742
COMPOSITE ALUMINUM SHROUD
PRE —FINISHED SILVER WITH 15'
TAIT Ac ASSOCIATES, INC (916) 635-2444
C0NSUL)7NG ENQNE£RS 916) 635-2606 FAX
RADIUS (TYPICAL BOTH SIDES)
04ANCE, CA • SAN D/ECA, CA PHOLWY.. AT • A/CSL1V, A2
(IYPiCAI. OOFF 4) DISPENSER
TOSCO NORTHWEST COMPANY
A DIVISION OF TOSCO CORPORATION
A LICENSEE OF BP OIL
2868 PROSPECT PARK DRIVE, STE. 360
RANCHO CORDOVA, CALIFORNIA 95670
CANOPY ELEVATIONS
PROPOSED TOSCO OIL FACILITY #11120
6400 DUBLIN BOULEVARD
® DOUGHTERY ROAD
SIDE ELEVATION
(43' X 50'
CANOPIES)
DUBLIN, CALIFORNIA
REVISIONS: DATE DWN CHK
SCALE:
1/q• 1'-fl
DATE: 05-10-94 SCALE: 1 4 = 1 -0
DRAWN: D.D. SHEET: A3
JIIIIIIIIII
TC134P3.DWG
RESOLUTION NO.95-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR
PA 94-058 BP SERVICE STATION
WHEREAS,the Applicant,Peter B.Tobin of Tait&Associates, Inc.,on behalf of the
Property Owner,Tosco Northwest Properties,has filed a Conditional Use Permit,Site Development
Review and Variance application requesting approval to rebuild the existing BP Service Station,
located at 6400 Dublin Boulevard. This project consists of the construction of a new 2,017 square
foot convenience store/food mart;a new 43'x 50'canopy with new fuel dispenser islands;three
(3) new 12,000 gallon underground fuel storage tanks and other on/off-site improvements;and
WHEREAS, the California Environmental Quality Act(CEQA),State CEQA guidelines and
City Environmental Guidelines require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared;and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment;and
WHEREAS, the Planning Commission did hold a public hearing on said application on
August 21, 1995;did review and consider the Negative Declaration;and did adopt Resolution No.
95- ,adopting the Negative Declaration,Resolution No.95- approving the Conditional Use
Permit,Resolution No.95- approving the Site Development Review and Resolution No 95-
approving the Variance;and
WHEREAS, public notice of Negative Declaration was given in all respects as required by
law.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby find that:
1. The project will not have a significant effect on the environment;and
2. The Negative Declaration has been prepared and processed in accordance with
State and local laws and guideline regulation;and
3. The Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does
hereby adopt the Negative Declaration for PA 94-058 BP Service Station Conditional Use Permit,
Site Development Review and Variance.
PASSED,APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
EXHIBIT I
11/ .3)
RESOLUTION NO. 95-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-058 BP SERVICE STATION CONDITIONAL USE PERMIT FOR THE
CONSTRUCTION OF A NEW 2,017 SQUARE FOOT CONVENIENCE STORE/FOOD MART;A
NEW 43'X 50' CANOPY WITH NEW FUEL DISPENSER ISLANDS;THREE(3)NEW 12,000
GALLON UNDERGROUND FUEL STORAGE TANKS AND OTHER ON/OFF-SITE
IMPROVEMENTS, LOCATED AT 6400 DUBLIN BOULEVARD,WITHIN THE M-1, LIGHT
INDUSTRIAL DISTRICT.
WHEREAS,the Applicant, Peter B.Tobin of Tait&Associates, Inc., on behalf of the
Property Owner,Tosco Northwest Properties, has filed a Conditional Use Permit, Site
Development Review and Variance application requesting approval to rebuild the existing
BP Service Station, located at 6400 Dublin Boulevard. This project consists of the
construction of a new 2,017 square foot convenience store/food mart; a new 43'x 50'
canopy with new fuel dispenser islands;three (3) new 12,000 gallon underground fuel
storage tanks and other on/off-site improvements;and
WHEREAS,the Planning Commission held a public hearing on said Conditional Use
Permit application on August 21, 1995;and
WHEREAS,proper notice of said public hearing was given in all respects as required
by law;and
WHEREAS,the application has been reviewed in accordance with the provisions of
the California Environmental Quality Act(CEQA) and a Negative Declaration has been
prepared because the project will not have a significant impact on the environment; and
WHEREAS,the Staff Report was submitted recommending that the application be
conditionally approved; and
WHEREAS,the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The proposed project will serve a public need by providing customers and the
general public with the continued use of an improved and remodeled service station
with the addition of a convenience store/food mart.
B. The proposed use will be properly related to other land uses and transportation and
service facilities in the vicinity, as the proposed use will be compatible with the
existing use and to the type and nature of operations typically found in the
neighborhood.
C. The proposed use,under all circumstances and conditions of this particular case,
will not materially adversely affect the health or safety of persons residing or
working in the vicinity,or be materially detrimental to the public welfare or injurious
to property or improvements in the neighborhood, as all applicable regulations will
be met.
EXHIBIT C.
D. The proposed use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located.
E. The approval of the Conditional Use Permit will be consistent with the Dublin
General Plan and the City of Dublin Zoning Ordinance.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 94-058 BP Service Station Conditional Use Permit application as
generally shown on Exhibit A,stamped approved and on file with the Dublin Planning
Department,subject to the approval of the related Site Development Review and Variance
Resolutions and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use,and shall be subject to Planning
Department review and approval The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of approval
IPLI Planning.fBl Building,IP01 Police,fPWI Public Works,fADMI Administration/City
Attorney.fFINI Finance.[Fl Dougherty Regional Fire Authority,fDSRI Dublin San Ramon
Services District.fCOI Alameda County Department of Environmental Health.
1. This Conditional Use Permit approval is for the use of a new 24 hour convenience
store/food mart and self service gasoline station,located at 6400 Dublin Boulevard.
This approval shall generally conform to the plans labeled Exhibit A,as modified by
the following conditions of approval and associated Site Development Review and
Variance resolutions,consisting of a revised Site Plan, Floor Plan,Building Elevations
and Preliminary Landscape Plan consisting of four(4)sheets,prepared by Tait&
Associates Inc.,dated received by the Planning Department on June 23, 1995 and
August 15, 1995. [PL]
2. The Applicant and Property Owner shall comply with all applicable Planning,
Building,Public Works,Dublin San Ramon Services District, Dougherty Regional Fire
Authority, Dublin Police Services and the Alameda County Environmental Health
regulations and requirements. [PL,B,PW, DSR, F,PO, CO]
3. All signage shall be subject to the requirements of the sign regulations within the
Zoning Ordinance. [PL]
4. The Applicant and Property Owner shall provide and maintain the required number of
employee and customer parking spaces for the service station/food mart use at all
times. [PL]
5. The Applicant and Property Owner shall be responsible for clean-up and disposal of
any project related trash and shall maintain the site in a clean, litter-free condition at
all times. [PL]
6. The service station/food mart use shall be conducted so as not to create a nuisance
to surrounding and/or adjacent businesses. [PO,PL]
7. Amplified music shall not be permitted to project or be placed outside of the
enclosed building. [PL,PO]
8. All activities associated with the use shall be conducted entirely within the enclosed
food mart building,with the exception of the refueling of motor vehicles. [PL]
9. The use of any accessory structures,such as storage sheds or trailer/container
units, used for storage or for any other purpose,shall not be allowed on the site at
any time. [PL, B, F]
10. No vehicle washing,detailing or auto repair uses or activities shall be permitted.
Long or short term storage and/or parking of motor vehicles shall not be permitted
on the site. [PL1
11. All landscape areas on the site shall be enhanced and properly maintained at all
times. Any proposed or modified landscaping to the site shall require prior review
and written approval from the Planning Department. [PL]
12. On at least an annual basis,this Conditional Use Permit approval shall be subject to
Zoning Investigator review and determination as to the compliance with the
Conditions of Approval. [PL]
13. This approval shall become null and void in the event the approved use ceases to
operate for a continuous one-year period. [PL1
14. This permit shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit
may be subject to the issuance of a citation. [PL]
PASSED,APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
3 l5 31
RESOLUTION NO. 95-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-058 BP SERVICE STATION SITE DEVELOPMENT REVIEW FOR THE
CONSTRUCTION OF A NEW 2,017 SQUARE FOOT CONVENIENCE STORE/FOOD MART;A
NEW 43'X 50'CANOPY WITH NEW FUEL DISPENSER ISLANDS;THREE(3)NEW 12,000
GALLON UNDERGROUND FUEL STORAGE TANKS AND OTHER ON/OFF-SITE
IMPROVEMENTS,LOCATED AT 6400 DUBLIN BOULEVARD,WITHIN THE M-1,LIGHT
INDUSTRIAL DISTRICT.
WHEREAS,the Applicant, Peter B.Tobin of Tait&Associates, Inc., on behalf of the
Property Owner,Tosco Northwest Properties, has filed a Conditional Use Permit, Site
Development Review and Variance applications requesting approval to rebuild the existing
BP Service Station. This project consists of the construction of a new 2,017 square foot
convenience store/food mart; a new 43'x 50'canopy with new fuel dispenser islands;
three (3) new 12,000 gallon underground fuel storage tanks and other on/off-site
improvements;and
WHEREAS,the Planning Commission held a public hearing on said Site Development
Review application on August 21, 1995; and
WHEREAS,proper notice of said public hearing was given in all respects as required
by law; and
WHEREAS,the application has been reviewed in accordance with the provisions of
the California Environmental Quality Act(CEQA)and a Negative Declaration has been
prepared because the project will not have a significant impact on the environment;and
WHEREAS,the Staff Report was submitted recommending that the application be
conditionally approved; and
WHEREAS,the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The approval of this application is consistent with the intent/purpose of Section 8-
95.0 SITE DEVELOPMENT REVIEW.
B. The approval of this application,as conditioned,complies with the General Plan and
with the M-1 District regulations and the general requirements established in the
Zoning Ordinance.
C. The approval of this application, as conditioned, is in the best interests of the public
health,safety and general welfare.
D. The proposed site development, including site layout,vehicular access,circulation
and parking, setbacks, height,walls,public safety and similar elements have been
designed to provide a desirable environment for the development.
E. Architectural consideration,including the character,scale and quality of the design,
the architectural relationship with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior lighting and similar elements
have been incorporated into the project in order to insure compatibility of this
N 31_EXHIBIT p
development with the development's design concept or theme and the character of
adjacent buildings and uses.
F. Landscape considerations, including the locations,type,size,color,texture and
coverage of plant materials,provisions and similar elements have been considered to
insure visual relief and an attractive environment for the public.
G. The approval of this Site Development Review will be consistent with the policies
set forth within the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 94-058 BP Service Station Site Development Review application
as generally shown on Exhibit A,stamped approved and on file with the Dublin Planning
Department,subject to the approval of the related Conditional Use Permit and Variance
Resolutions and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use.and shall be subject to Planning
Department review and approval. The following codes represent those
departme ts/age nncies responsible for monitoring compliance of the conditions of approval
JPL1 Plannina. IB]Building, [PO]Police.[PW]Public Works.[ADM]Administration/City
Attorney.[FIN]Finance.[F]Dougherty Regional Fire Authority.[DSRI Dublin San Ramon
Services District.fC01 Alameda County Environmental Health,
GENERAL PROVISIONS
1. This Site Development Review approval is for the construction of a new 2,017
square foot convenience store/food mart;a new 43'x 50'canopy with new fuel
dispenser islands;three(3)new 12,000 gallon underground fuel storage tanks and
other on/off-site improvements. This approval shall generally conform to the plans
labeled Exhibit A,as modified by the following conditions of approval and associated
Conditional Use Permit and Variance Resolutions,consisting of a revised Site Plan,
Floor Plan, Building Elevations and Preliminary Landscape Plan consisting of four(4)
sheets,prepared by Tait&Associates Inc.,dated received by the Planning
Department on June 23, 1995,and August 15, 1995. [PL]
2. The Applicant shall comply with all applicable City of Dublin Site Development
Review Standard Conditions and the City of Dublin Non-Residential Security
Requirements(Attached). [PL,PO, B]
3. All signage proposed for the food mart/service station site shall be subject to the
requirements and provisions of the sign regulations within the Zoning Ordinance.
[PL]
4. The existing freestanding Service Station Display Structure and Price Sign shall
continue to be utilized within the landscape planter as shown on Exhibit A. When
the future roadway widening occurs along Dublin Boulevard and/or Dougherty Road,
this sign will be relocated to a new planter island. Any modifications and/or
locations proposed for this freestanding sign shall first be subject to the review and
approval by the Planning Department and shall comply with the sign regulations of
the Zoning Ordinance. LPL,PW, BI
5. The Property Owner shall grant to the City of Dublin an irrevocable offer of
dedication of a 20-foot wide right-of-way along the Dublin Boulevard frontage and
an 8-foot wide right-of-way along the Dougherty Road frontage for future roadway
rAr4-11 cr3)
widening, as shown on the approved site plan. This offer of dedication shall be
subject to Public Works Director and City Attorney review and shall be completed
and submitted prior to the issuance of a building permit. [PL, PW,ADM, FIN]
PARKING
6. The new customer and employee parking spaces, shall be as shown on the
approved plans and shall be subject to review and approval of the Planning Director
and Public Works Director. All parking spaces shall be double-striped with 4-inch
wide stripes set approximately 2 feet apart. Handicapped and customer parking
spaces shall be appropriately identified on the pavement and as designated on the
site plan. [PL, PW]
7. Handicapped ramps and parking stalls shall be provided and maintained as required
by the State of California Title 24 provisions. [PL, B1
8. All landscaping adjacent to parking stalls shall maintain a minimum 1 foot wide
raised curb or equivalent to facilitate pedestrian access. [PL1
9. All landscape planters within the parking area shall maintain a three (3)foot curb
radius to facilitate vehicular maneuvering. [PL]
LANDSCAPING
10. A final detailed Landscape and Irrigation Plan(at 1 inch = 20 feet or larger), along
with a cost estimate of the work and materials proposed, shall be submitted for
review and approval by the Planning Director. Landscape and Irrigation Plans shall
be signed by a licensed landscape architect. Final landscape plans shall indicate the
common and botanical names,container size,growth rate and number of each
plant. All landscaping, as shown on the Landscape and Irrigation Plan, shall include
drought tolerant vegetation. [PL]
11. The final landscape plan shall be generally consistent with the preliminary landscape
plans prepared by Ronald J.Allison, Landscape Architects,dated received by the
Planning Department on June 23, 1995 (Exhibit A). [PL]
12. Landscaping at the driveways and at the intersection of Dublin Boulevard and
Dougherty Road shall not obstruct the sight distance of motorists, pedestrians or
bicyclists. Except for trees, landscaping at these drive aisle intersections shall not
be taller than thirty(30) inches above the curb. [PL, PW]
13. The Applicant shall complete and submit to the Dublin Planning Department the
Standard Plant Material, Irrigation and Maintenance Agreement(Attached). [PL]
ARCHITECTURAL
14. Exterior colors and materials for the proposed convenience store/food mart building,
the fuel island canopy and trash enclosure, shall be subject to the review and
approval by the Planning Director. All ducts, meters, air conditioning equipment and
other mechanical equipment that is on-site or roof mounted shall be effectively
screened from public view with materials architecturally compatible with the main
structures. [PL]
J IGHTINCi
15. Exterior lighting shall be provided and shall be of a design and placement so as not
to cause glare onto adjoining properties or businesses. Lighting used after daylight
l 31,.
hours shall be adequate to provide for security needs (1.5 foot candles). Any wall
lighting around the perimeters of the buildings shall be supplied to provide "wash"
security lighting. The Applicant shall provide photometrics and cut sheets subject to
the review and approval of the Police Department and the Planning Director. [PL, B,
P0]
FIRE PROTECTION
16. The Applicant shall comply with all applicable regulations and requirements of the
Dougherty Regional Fire Authority (DRFA). [F1
17. Prior to the issuance of a building permit, a Fire Impact Fee in the amount of
$600.00 per 2,000 square feet of building area shall be collected, in accordance
with DRFA requirements. [F, B]
18. Prior to the removal of the existing underground fuel storage tanks,the Applicant
shall submit plans for review and approval by DRFA and Alameda County
Environmental Health. [F, CO]
19. Prior to issuance of a building permit,the Applicant shall provide written
confirmation to the Planning Department that the requirements of DRFA have been,
or will be met. [F, B, PL1
WATER AND SEWER SERVICES
20. The Applicant shall comply with all applicable requirements and regulations of the
Dublin San Ramon Services District(DSRSD). [DSR, PL]
21. The Applicant shall be required to pay all applicable sewer and water connection
fees,as determined by DSRSD. [DSR]
22. Prior to issuance of building permits,the Applicant shall provide written
documentation to the Planning Department that the requirements of DSRSD have
been, or will be,met. [DSR, B, PL1
POLICE SECURITY
23. All security hardware for the new convenience store/food mart must comply with
the City of Dublin Non-Residential Security Requirements (Attached). Security
hardware must be provided for doors,windows,roof,vents,and skylights. [B, POI
24. The Property Owner and operator of the service station/food mart shall keep the site
clear of graffiti vandalism on a regular and continuous basis at all times. [PO, PL1
25. The Applicant shall work with the Dublin Police Department on an ongoing basis to
establish an effective robbery,theft prevention and security program. [P0]
26. Prior to issuance of building permits,the Applicant shall provide written
documentation to the Planning Department that all Dublin Police Services
requirements have been,or will be,met. [PO, PL]
DRAINAGE/GRADING
27. The Applicant shall submit a grading,drainage and improvement plan subject to
review and approval by the Public Works Director. If needed, a grading permit shall
be required for site grading and drainage. [PW]
Jg31
28. Roof drains shall empty into approved dissipating devices. Roof water,or other
concentrated drainage,shall not be directed onto adjacent properties,sidewalks or
driveways. No drainage shall flow across property lines. [PW, B]
29. Where storm water flows against a curb,a curb with gutter shall be used. The flow
line of all asphalt paved areas carrying water shall be slurry sealed at least three feet
on either side of the center of the swale. [PW]
30. All catch basins within paved areas not against curb and gutter shall be a 3 foot
concrete apron around all sides of the inlet per City of Dublin Standard Plans. [PW]
31. The Applicant and Property Owner shall comply with all National Pollution Discharge
Elimination System (NPDES)regulations and requirements at all times. [PW]
ON&OFF-SITE/PUBLIC IMPROVEMENTS
32. The Applicant shall remove the existing driveway cut on Dublin Boulevard nearest to
the Dublin Boulevard/Dougherty Road intersection and shall construct public
improvements consistent with the approved plans, Exhibit A,subject to the review
and approval of the Public Works Director. [PW]
33. The Applicant shall remove the handicap ramp at the middle of the curb return at
Dublin Boulevard and Dougherty Road and shall replace it with new curb,gutter and
sidewalk consistent with the approved plans, Exhibit A,subject to the review and
approval of the Public Works Director. [PW]
34. Any new on-site pedestrian walkways shall maintain a minimum 4-foot unobstructed
width. [PL]
35. All damaged on-site existing pavement sections,if any,shall be repaired or replaced
as directed by the Public Works Director. [PW]
36. Any improvements within the public right-of-way, including curb,gutter,sidewalks,
driveways,paving and utilities,shall be constructed in accordance with approved
standards and/or plans and may be constructed only after an encroachment permit
has been issued. [PW]
37. The Applicant shall be responsible for correcting deficiencies, if any,in the existing
frontage improvements and to the existing driveways to the satisfaction of the
Public Works Director and shall be accomplished at no expense to the City. [PW]
DEBRIS/DUST/CONSTRUCTION ACTIVITY
38. Measures shall be taken to contain all trash,construction debris,and materials on-
site until disposal off-site can be arranged. The Applicant shall keep adjoining public
streets free and clean of project dirt,mud,and materials during the construction
period. The Applicant shall be responsible for corrective measures at no expense to
the City of Dublin. [B,PW]
39. Areas undergoing grading,and all other construction activities,shall be watered,or
other dust palliative measures used,to prevent dust,as conditions warrant. [PW, B]
40. The use of any temporary construction fencing shall be subject to the review and
approval of the Public Works Director and the Building Official. [PW, B, PL]
MISCELLANEOUS
41. The design of the trash enclosure shall be architecturally compatible with the main
structures and shall be painted to match the existing food mart building and fuel
island canopy. The design of the trash enclosure shall reflect the dimensional
criteria deemed acceptable by the Livermore Dublin Disposal Service,and shall
incorporate use of a 10'x 10'concrete apron in front of the enclosure to facilitate
the disposal company's mechanical pick-up service. If wooden doors are utilized,
the doors shall be trimmed with a heavy metal lip. Raised concrete curbing shall be
provided inside the trash enclosure area to serve as wheel stops for the metal trash
bins in order to protect the interior walls of the enclosure. [PL, B]
42. The Applicant shall submit a demolition plan for the existing service station to the
Alameda County Health Department for review and approval. Said plan shall include
removal of the existing underground fuel storage tanks,lab analysis of the soils
under the tanks, and a plan for correction if the soil under the tanks are found to be
contaminated. Plans for the installation of the new underground fuel storage tanks
shall be reviewed and approved by the Alameda County Health Department prior to
installation. [CO, B,F]
43. Prior to the issuance of a building or demolition permit,the Applicant shall supply
written confirmation that the requirements of the Alameda County Health
Department have been,or will be met. [PL, F, B,CO]
44. The Applicant shall comply with all applicable regulations and requirements of the
Uniform Building Code and the Building Inspection Department. [B]
45. Building permits for the proposed project shall be secured and construction
commenced within one year after the effective date of this approval or said approval
shall be void. This one year period may be extended an additional six(6)months
after the expiration date of this approval (Applicant must submit a written request
for the extension prior to the expiration date)by the Planning Director upon the
determination that the Conditions of Approval remain adequate to assure that the
above stated Findings of Approval will continue to be met. [B, PL]
46. 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 these conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction
plans will not be accepted without the annotated conditions 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. [B,PL]
47. Prior to issuance of building permits,the Applicant shall submit for review and
approval a final site plan(1" = 20')in conformance with the Conditions of
Approval. Said plans shall be fully dimensioned(including building elevations),
accurately drawn(depicting all existing and proposed conditions at site),and
prepared and signed by a licensed civil engineer,architect or landscape architect.
The site plan,landscape plan and details shall be consistent with each other. [PLI
48. The permit shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval
may be subject to the issuance of a citation. [PL]
PASSED,APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
vvF
RESOLUTION NO. -95
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-058 BP SERVICE STATION VARIANCE FOR THE CONSTRUCTION OF
THE NEW 2,017 SQUARE FOOT CONVENIENCE STORE/FOOD MART BUILDING WITHIN
THE 10-FOOT SIDE YARD SETBACK,AS REQUIRED BY THE M-1 LIGHT INDUSTRIAL
DISTRICT REGULATIONS,LOCATED AT 6400 DUBLIN BOULEVARD.
WHEREAS, the Applicant, Peter B.Tobin of Tait&Associates, Inc., on behalf of
the Property Owner,Tosco Northwest Properties, has filed a Variance application
requesting approval to construct the new 2,017 square foot convenience store/food mart
building within the 10-foot side yard setback area,as required by the M-1, Light Industrial
District regulations. This project includes a Conditional Use Permit and Site Development
Review approval request for the convenience store/food mart; a new 43'x 50'canopy with
new fuel dispenser islands;three(3) new 12,000 gallon underground fuel storage tanks
and other on/off-site improvements; and
WHEREAS,the Planning Commission did hold a public hearing on said Variance
application on August 21, 1995;and
WHEREAS,proper notice of said public hearing was given in all respects as required
by law;and
WHEREAS,the application has been reviewed in accordance with the provisions of
the California Environmental Quality Act(CEQA) and a Negative Declaration has been
prepared because the project will not have a significant impact on the environment;and
WHEREAS,the Staff Report was submitted recommending that the Variance
application be approved;and
WHEREAS,the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. There are special circumstances including size,shape,topography, location or
surroundings, applicable to the property which would deprive the property of
privileges enjoyed by other property in the vicinity under the identical zoning
classification, in that the dedication of the 20-foot right-of-way along Dublin
Boulevard and the 8-foot right-of-way along Dougherty Road will eliminate over
5,000±square feet of street frontage property along both sides of this site.
This dedication for the future roadway widening will reduce the amount of available
vehicle maneuvering room needed by the new service station/food mart design.
Since the Property Owner is granting an irrevocable offer of dedication of land to the
City of Dublin,this situation creates a special circumstance.
B. The granting of the Variance application would not constitute a grant of special
privileges inconsistent with the limitations upon other properties in the vicinity, in
that the placement of the food mart building within the 10-foot side yard setback
would be consistent with the current setbacks of the other commercial buildings
within the vicinity,such as the adjacent Smart&Final building, which is located
near the property line, and the Rental World building which is built at the property
line. EXHIBIT 1E
•j• �.. 3.._.
C. The granting of this Variance will not be detrimental to persons or property in the
neighborhood or to the public welfare,in that construction of the convenience
store/food mart building will comply with the Uniform Building Code and Fire Code
regulations.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve PA 94-058 BP Service Station Variance application as generally shown on Exhibit
A,stamped approved and on file with the Dublin Planning Department,subject to the
approval of the related Conditional Use Permit and Site Development Review and to the
following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise,all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use.and shall be subject to Planning
Department review and approval. The following codes represent those
departments/agencies re ponsible for monitoring compliance of the conditions of approval.
JPL]Planning,18]Building.[P01 Police.[PW Public Works. [ADM]Administration/City
Attorney.[FIN]Finance,[F] Dougherty Regional Fire Authority.IDSR]Dublin San Ramon
Services District.[COI Alameda County Department of Environmental Health.
1. This Variance approval is for the construction of the new 2,017 square foot
convenience store/food mart building within the 10-foot side yard setback. This
approval shall generally conform to the plans labeled Exhibit A, as modified by the
following conditions of approval and associated Conditional Use Permit and Site
Development Review Resolutions,consisting of a revised Site Plan, Floor Plan,
Building Elevations and Preliminary Landscape Plan consisting of four(4)sheets,
prepared by Tait&Associates Inc.,dated received by the Planning Department,
June 23, 1995,and August 15, 1995. [PL]
2. The Applicant shall secure applicable building permits prior to construction. [B,PL]
3. If the Variance approval is not exercised within one year,or if the use of the
Variance ceases for a consecutive period of one year,the Variance approval shall
lapse and shall become null and void. [PL]
4. Approval of this Variance shall run with the land and shall continue to be valid upon
a change of ownership of the site which was the subject of this Variance
application. [PL]
5. This permit shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. [PL]
PASSED,APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
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ATTACHMENT 2—
le for descriptions GENERAL
PLAN
Public Facilities DUBLIN
Revised February 1992
aLt 3/1-7
7�'1iT
TAIT&ASSOCIATES.INC.
Consulting Engineers Civil •Planning•Surveying•Environmental
June 22, 1995
Priority FedEx
Ralph Kachadourian
City of Dublin
Planning Department
100 Civic Plaza
Dublin, CA 94568
RE: Conditional Use Permit Submittal
Proposed Tosco Rebuild - S.S. #11120
6400 Dublin Blvd., Dublin, CA
Tait Job TC-134
Dear Ralph
On behalf of the Tosco Corporation, Tait & Associates is pleased to
submit the below listed items in order to rebuild the above
referenced facility. We will be removing the existing canopy,
building, and fuel storage tanks and installing a new 2,017 sf
convenience market along with a new canopy and underground tanks.
As we discussed, the current zone of the property is M-1 and in
order to shift the proposed Convenience Market to the south
property line, we will either have to obtain a variance from the
required 10 ft setback or possibly rezone the property to a more
commercial zone which would allow for a zero setback. The
additional 10 ft would achieve more maneuverability on site. If.we
can obtain staff support on a variance, we would prefer to initiate
this option.
We have enclosed the following:
1. Two sets of plans which include the following:
a) Site Plan
b) Conceptual Landscape Plan
c) Building Elevations
d) Canopy Elevations
2. Ten 11" x 17" sets of reduced plans
Would you please review this information and contact me with any
questions or comments. Thank you for your assistance.
Respectfully
TA'P ASSO ATE
RECEIVED
eter B. Tobin
Regional Manager JUN 2 3 1995
enc: as noted ' 11tN PLA J,J
cc: Dick Mathews, Tosco Corporation, (w/enc.)
Steve Kattner, Tosco Corporation, (w/enc.) ATTACHMENT
Stan Iverson, Tait & Associates, (w/enc.)
1001 Galaxy Way/Suite 404/Concord,CA 94520/(510)680-6800/(510)680-7878 FAX
1')' :-,i-401 . `�8.2I CITY OF DUBLIN
`� /ll PO. Box 2340. Dublin, California 94568 City Offices. 100 Civic Plaza. Dublin, California 94568
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours. " The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
'and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors . Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be 'installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Build n atmENT
Code Enforcement (415) 833-6620 • Engineering (415) 833-6630 • Plannin 5
Police (415) 833-6670 • Public Works (415) 833 6630 • Recreation (415) 833-6645 .�
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building or premise used for business purposes shall be secured by
covering the same with e.therof the following:
T112MFI3ATTA
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
PAGE c 3�
THE CITY OF DUBLIN
P.O.Box 2340
Dublin,CA 94568 (415)829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
i (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
ATTACHMENT 5
PACE, c;.
Form 83-05 1/83
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final building and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a building
permit. All such plans shall insure:
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downspouts, fleshings, etc., are painted
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
• resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
k. That all other public agencies that require review of the project
be supplied with copies of the final building and site plans and
that compliance be obtained with at least their minimum Code
requirements. ATTACHMENT 6
I
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date:August 21, 1995
TO: Planning Commission
FROM: Planning Staff 4-
51:
PREPARED BY: 'Dennis Carrington,Senior Planner
SUBJECT: PA 95-016,Hansen Hill Ranch Conditional Use
Permit/Site Development Review
GENERAL INFORMATION:
PROJECT: Request for Conditional Use Permit approval allowing modifications
to the Planned Development General Provisions and Site
Development Review approval for the first phase(72 units)of the
180 unit subdivision.
APPLICANT
/PROPERTY OWNER: Mr.Jefferey A. Slavin
California Pacific Homes
1 Civic Plaza,Suite 300
Newport Beach,CA 92660
LOCATION: West of Silvergate Drive,north of Hansen Drive,south of Winding
Trail Lane.
ASSESSOR PARCEL: 941-110-1-9;941-110-2
GENERAL PLAN
DESIGNATION: Low Density Single-Family Residential;
Open Space,Stream Corridor
EXISTING ZONING
AND LAND USE: Planned Development District;Vacant
Agricultural land with grazing use.
SURROUNDING LAND
USE AND ZONING: North: Planned Development District with residential use;Alameda
County Agricultural District with grazing use.
Item No. a Copies To: Applicant/
Property Owner
PA File
General File
Senior Planner
i
"ACE OF
South: R-1-B-E District with residential use;Agricultural District with
church use;Planned Development District with grazing use.
East: Planned Development District with residential use.
West: Agricultural District with grazing use.
ZONING HISTORY:
PA 87-045: On February 27, 1989,the City Council adopted a General Plan
Amendment to allow Low Density Single Family Residential and
Open Space land use designations,Stream Corridor land use
designations and policy revisions,for the Hansen Hill Ranch Project.
PA 89-062: On November 27, 1989,the City Council approved a Planned
Development Prezoning,Tentative Map,and Annexation proposal,
180 single family units and approximately 96 acres of open space,
for the Hansen Hill Ranch project.
PA 89-115: On May 14, 1990,the City Council denied a General Plan
Amendment,Planned Development Prezoning,and Tentative Map to
redesignate open space for 10 single family custom lots.
PA 90-018: On March 19, 1991,the Planning Department closed this file,in
response to a request from the Applicant to withdraw the Site
Development Review application for the 180 lot project,in order to
facilitate the redesign of the single-family units.
PA 89-062: On December 2, 1991,the Planning Commission approved a time
extension of the Planned Development Prezoning,to May 27, 1992.
coinciding with the expiration date of the approved Tentative Map
5766.
PA 91-096: On February 18, 1992,the Planning Commission approved a
Conditional Use Permit and Site Development Review allowing
modifications to the Planned Development General Provisions and
Site Development Review approval for Phase 1 of Hansen Ranch.
PA 91-099: On February 24, 1992,the City Council adopted the Hansen Hill
Ranch Development Agreement Ordinance(PA 91-099),approving a
Development Agreement between the City and the Donald L.Bern
Company(Hansen Ranch property owners)for the Hansen Ranch
project. The Development Agreement was entered into by the City
on March 25, 1992,and is effective for an initial term of eight years
from the date it was recorded(March 26,2000). All previous
project approvals are automatically extended for the term of the
Development Agreement.
PA 94-054: On February 27, 1995 and March, 13, 1995,respectively,the City
Council adopted Resolution 23-95 approving a Tentative Map
Amendment to TM 5766 for Phase 1,and Ordinance 4-95 amending
the Hansen Ranch Development Agreement.
PA 95-007: On June 13, 1995,and June 27, 1995,respectively,the City
Council adopted Resolutions 55-95,56-95 and 57-95 approving a
2 PAGE 2._OF�1
r"'N
General Plan Amendment,Planned Development Rezone and
Tentative Map Amendment to TM 5766 for Phase II,and Ordinance
7-95 approving a Planned Development Rezone for Hansen Ranch.
APPLICABLE REGULATIONS:
Section 8-31.18,Planned Development District Minor Modification of the Land Use
and Development Plan,states if 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.
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 performance standards established for the district in which it is located.
Section 8-95.0 states that Site Development Review is a discretionary review
process intended to promote: 1)orderly,attractive and harmonious site and structural
development compatible with individual site environmental constraints and compatible with
surrounding properties and neighborhoods;2)to resolve major project-related issues
including,but not limited to,building location,architectural and landscape design and
theme,vehicular and pedestrian access and on-site circulation,parking and traffic impacts;
3)to insure compliance with development standards and general requirements established
for Zoning and Planned Development Districts,including,but not limited to,setbacks,
heights,parking,fences,accessory structures and signage;4)to stabilize property values;
and,5)to promote the general welfare.
ENVIRONMENTAL REVIEW: A Negative Declaration was prepared pursuant to State CEQA
Guidelines,and the City of Dublin Environmental Guidelines for PA 91-096 which had a
project description and impacts identical to those of this proposal,PA 95-016. The City
finds that there have not been any identified changes in the Hansen Hills Project or in the
circumstances under which the Hansen Hills Project is to be undertaken. The City also finds
that there is no new information which requires revisions or to the Negative Declaration
adopted for PA 91-096.A Notice of Determination will be filed stating that the project will
not have a significant effect on the environment.
NOTIFICATION: Public Notice of the August 7, 1995,public hearing was published in the
local newspaper,mailed to adjacent property owners,and posted in public buildings.
ANALYSIS:
The Planning Commission continued this item until its August 21, 1995,public
hearing to allow the Applicant and Staff to resolve differences about conditions.
California Pacific Homes has applied for a Conditional Use Permit to allow
modifications to the approved Planned Development General Provisions and a Site
Development Review for Phase I(72 units)of the 180 unit Hansen Ranch subdivision.
3 14C 3 0f.
CONDITIONAL USE PERMIT
The proposed modifications would: 1)permit the replacement of landscape plans
dated August 9, 1989,to allow landscaping modifications conforming to changes in the site
plans and TM 5766 and to the requirements of the City prepared by David L.Gates and
Associates with plans dated June 26, 1995,prepared by the same firm;2)permit the
replacement of building plans dated May 22, 1989,to allow the up-sizing of single-family
units within the project and depicting single-family units prepared by Bassenian Lagoni
Architects with plans dated May 9, 1995,prepared by the same firm;3)to delete specific
references to dwelling units in General Provision 3.B.relating to Rear Yard setbacks;and 4)
to change the expiration date for the Conditional Use Permit in Condition 24 to reflect the
requirements of the Hansen Hills Development Agreement(March 26,2000). Site
Development Review approval is also requested for Phase I(72 units)of the 180 unit
Hansen Hills Subdivision.
The changes to the landscape plans would allow them to conform to changes in site
Plans and to the development as shown on TM 5766 as amended during 1995(General
Provision 1.A).
The plans for single family units prepared by Bassenian Lagoni Architects(Exhibit A)
are proposed to replace plans prepared by the same firm and approved by the Planning
Commission in 1992. The proposed modifications(to General Provision 1.13)would permit
the up-sizing of single family units within the project. One single story home(Plan 5)is
proposed for lot 32 to preserve the view from an adjacent residence. The following table
represents the differences between the two sets of single-family unit designs:
Unit Approved Bassenian Lagoni Proposed Bassenian Lagoni
Plan 1 2,097 square feet 2,366 square feet
single story two story
3 exterior elevations 3 exterior elevations
Plan 2 2,220 square feet 2,680 square feet
two story two story
3 exterior elevations 3 exterior elevations
Plan 3 2,667 square feet 2,883 square feet
two story two story
3 exterior elevations 3 exterior elevations
Plan 4 2,856 square feet 3,117 square feet
two story two story
3 exterior elevations 3 exterior elevations
Plan 5 None 2,765 square feet
single story
1 exterior elevation
The Applicant proposes to delete specific references(in General Provision 3.B)to
dwelling units which would have encroached into the rear yard setback under the old Site
Plan. The new Site Plan does not propose units which would encroach into the rear yard
setback.
4 PACE!OF 1011
The change in the expiration date(as shown in General Provision 24)would reflect
the expiration date of the Hansen Hills Development Agreement(March 26,2000)adopted
on February 24, 1992,and modified on March 13, 1995.
The Applicant's request to replace the Landscape Plan,increase the square footage
of the units,to replace the approved plans depicting single-family units prepared by
Bassenian Lagoni Architects in 1992 with plans prepared by the same firm(Exhibit A),
delete specific references to dwelling units encroaching into rear yard setbacks,and the
change in the expiration of the Conditional Use Permit to coincide with that of the
Development Agreement could be considered to be minor modifications and Staff
recommends approval of the Conditional Use Permit,including adoption of the findings
required by Section 8-94.0 of the Zoning Ordinance.
SITE DEVELOPMENT REVIEW
Custom lots have been deleted from the Site Plans,which have been modified to
reflect amendments to Tentative Maps 5766. This Site Plan for Phase I of Hansen Hill
contains conditions relating to the phasing of the development intended to protect
homeowners from construction impacts. The Site Development Review would also require
the Applicant to obtain a written acknowledgment,secured from the individual property
owners prior to the sale of the unit,acknowledging the continuance of construction activity
within the unoccupied phases of the project. Staff recommends approval of the Site
Development Review,including adoption of the findings required by Section 8-95.0 of the
Zoning Ordinance.
This application has been reviewed by the applicable City Departments and
agencies,including the City Attorney,and their comments have been included into the
Conditions of Approval. Staff recommends approval of the Applicant's request for a
Conditional Use Permit and Site Development Review,subject to conditions listed in the
Draft Resolutions of Approval(Exhibits B and C),respectively,including the findings
required by Sections 8-94.0 and 8-95.0 of the Zoning Ordinance.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from the Applicant and the public.
3) Question Staff,Applicant and the public.
41 Close public hearing and deliberate.
5) Adopt Draft Resolutions(Exhibits B and C)relating to PA 95-
016,or give Staff and Applicant direction and continue the
matter.
ACTION: Staff recommends the Planning Commission adopt the Draft
Resolutions approving the Conditional Use Permit(Exhibit B)and Site
Development Review(Exhibit C)relating to PA 95-016.
To approve the project as presented,a Planning Commissioner may
make a motion such as:
I move to adopt the Draft Resolutions approving the
Conditional Use Permit(Exhibit B)and Site Development Review
(Exhibit CI for PA 95-016.
5 PAGE 5 Oi 4'
ATTACHMENTS:
Exhibit A: Project plans
Exhibit B: Draft Resolution approving Conditional Use Permit
Exhibit C: Draft Resolution approving Site Development Review
Background Attachments•
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's written statements
Attachment 3: City Council Resolution 129-89 for PA 89-026 Hansen Hills Planned
Development Rezone
Attachment 4: City of Dublin Residential Security Requirements
Attachment 5: City of Dublin Site Development Review Standard Conditions
Attachment 6: Typical Public Works Conditions of Approval for Subdivisions
Attachment 7: City of Dublin Standard Plan,Material,Irrigation System and
Maintenance Agreement
(g:pa95016\pcagstl l
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RESOLUTION NO. -95
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 95-016 HANSEN RANCH CONDITIONAL USE PERMIT REQUEST FOR A
MINOR MODIFICATION TO THE APPROVED GENERAL PROVISIONS
FOR THE HANSEN RANCH PLANNED DEVELOPMENT PROJECT
WHEREAS, California Pacific Homes requests approval of a Conditional Use Permit to
modify General Provision Nos. 1, 3.B., and 24 of City Council Resolution No. 129-89 which
established General Provisions for PA 89-062, Hansen Hill Ranch Planned Development
Prezoning and to supersede the modification to General Provision 1 of that Resolution made by
Planning Commission Resolution No. 92-013. The proposed modifications would: 1) permit the
replacement of landscape plans dated August 9, 1989, to allow landscaping modifications
conforming to changes in the site plans and the requirements of the City prepared by David L.
Gates and Associates with plans dated June 26, 1995, prepared by the same firm; 2) permit the
replacement of building plans dated May 22, 1989, to allow the upsizing of single-family units
within the project and depicting single-family units prepared by Basennian Lagoni Architects with
plans dated May 9, 1995, prepared by the same firm; 3) to delete specific references to dwelling
units in General Provision 3.B. relating to Rear Yard setbacks; and 4) to change the expiration
date for the Conditional Use Permit in General Provision 24 to reflect the requirements of the
Hansen Hills Development Agreement (March 26, 2000). Site Development Review approval is
also requested for Phase I (72 units) of the 180 unit Hansen Ranch Subdivision; and
WHEREAS, Section 8-31.18 of the City of Dublin Zoning Ordinance states that 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; and
WHEREAS, the Planning Commission held a public hearing on said application on August
21, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS,the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA): A Negative Declaration was prepared pursuant to
the State CEQA Guidelines, and the City of Dublin Environmental Guidelines for PA 91-096
which had a project description and impacts identical to those of this proposal, PA 95-016. The
City finds that there have not been any identified changes in the Hansen Hills Project or in the
circumstances under which the Hansen Hills Project is to be undertaken. The City also finds
that there is no new information which requires revisions to the Negative Declaration adopted
for PA 91-096. A Notice of Determination will be filed stating that the project will not have a
significant effect on the environment; and
1 EXHIBITS
PACE 32 OF lel
WHEREAS,the staff report was submitted recommending the Planning Commission
approve the Conditional Use Permit subject to Conditions of Approval prepared by Staff;and
WHEREAS,the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
1. The proposed project serves the public need by providing a variety of housing types
and sizes available to the community.
2. The proposed use will be properly related to other land uses and transportation and
service facilities in the vicinity,as the proposed use will be compatible in that single
family dwellings on large lots are provided for in the Low Density Residential
Designation of the Dublin General Plan and predominate in the surrounding
residential areas.
3. The proposed use 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.
4. The proposed use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located in that conditions
have been applied to ensure conformance with the applicable zoning regulations,
and because the use is consistent with the character of the surrounding area.
5. The proposed use will not materially change the provisions of the approved Planned
Development Land Use and Development Plan.
6. The approval of the Conditional Use Permit will be consistent with the Dublin
General Plan.
NOW,THEREFORE,BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby conditionally approve PA 95-016 Hansen Ranch Conditional Use Permit application
as generally depicted by materials labeled Exhibit A consisting of 1)a Site Plan for Phase 1
consisting of 2 sheets prepared by Adams Streeter dated received June 28,1995;2)Landscape
Plans for Phase 1 consisting of sheets L-1 through L-6 dated received June 26,1995;3)plans
prepared by Basennian Lagoni Architects consisting of floor plans and elevation plans on 12
sheets dated received May 9,1995;4)Grading Plans for Phase 1 prepared by Adams Streeter
on 15 sheets dated received June 28,1995 lin Planning Department files);and 5)the Open
Space/Landscape Management Specifications for Hansen Ranch prepared by David L.Gates and
Associates dated received June 29,1990,(in Planning Department files)stamped approved and
on file with the Dublin Planning Department,subject to the approval of the related Site
Development Review and to the following conditions:
2
PAGE OF .
CONDITIONS OF APPROVAL•
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. fPLI Planning, (B1 Building. fPO1 Police.
JPWI Public Works, fAD1t41 Administration/City Attorney. fFIN1 Finance. fF1 Dougherty Regional
Fire Authority. fDSRI Dublin San Ramon Services District, Alameda County [COI. Alameda
County Flood Control &Water Conservation District [Zone 71.
1. General Provision 1 (Sections A and B) of City Council Resolution 129-89 approving and
establishing findings and general provisions for a planned development prezoning
concerning PA 89-062 Hansen Hill Ranch is revised as follows:
1. Intent: This approval is for Planned Development Prezoning PA 89-062 Hansen Hill
Ranch. This PD District is established to provide for and regulate the development of
production and custom single-family dwellings. This approval prezones 180 low-density
single-family lots on approximately 51 acres and the remaining acreage. Approximately
96 acres are prezoned as open space. Development shall be generally consistent with the
following submittals.
A. Landscape Plans prepared by David L. Gates and Associates consisting of Sheets
L-1 through L-6 dated received June 26, 1995.
B. Plans prepared by Basennian Lagoni Architects consisting of floor plans and
elevation plans on 12 sheets dated received May 9, 1995 as revised by Conditions of
Approval of PA 95-016, Site Development Review.
2. General Provision 3.B. of City Council Resolution 129-89 approving and establishing
findings and general provisions for a planned development prezoning concerning PA 89-
062 Hansen Hill Ranch is revised as follows (deletions are shown in strike-out):
B. Rear Yard (Setback): 20 foot minimum, 15 foot minimum clear and level zone
Exception: 1) see section 8.26.6.1 Alternate Provision of Rear Yard
(compensating yards) of the Dublin Zoning Ordinance. 2) 10 foot minimum for
shade structures attached to the unit provided the shade structure is not enclosed
(enclosed means more than one vertical wall). 3) 10 foot minimum setback for
second story decks, however second story decks encroaching within the required
20 foot setback on lots with their rear property line adjacent to another residential
lot(s) shall be subject to Site Development Review approval 4Lots 1 through 6, Iota
143 through 1'18, lots 166, 166 and 167k.
3. General Provision 24 of City Council Resolution 129-89 approving and establishing
findings and general provisions for a planned development prezoning concerning PA 89-
062 Hansen Hill is revised as follows: Approval of this PD PA 89-062 Hansen Hill Ranch
3
PAGE.OF
is until March 26, 2000, unless said term is otherwise terminated, modified or extended
by circumstances set forth in the Development Agreement for Hansen Hill Ranch in which
case said termination, modification or extension shall apply to PA 89-062.
4. Except as specifically modified in these conditions, development shall conform to the
Conditions of Approval established by: City Council Resolution Nos. 20-89 and 21-89,
approved on February 27, 1989, pertaining to PA 87-045 Hansen Hill Ranch General Plan
Amendment and Mitigation Monitoring Program for the EIR; City Council Resolution Nos.
128-89, 129-89 and 130-89, approved by the City Council on November 27, 1989,
pertaining to PA 89-062 Hansen Hill Ranch Tentative Map, Prezoning, Annexation and
Mitigation Monitoring Program for the Mitigated Negative Declaration, Ordinances 5-92
and 4-95 approved by the City Council on February 24, 1992, and March 13, 1995
pertaining to the Development Agreement for Hansen Hill Ranch, and City Council
Resolution 23-95 adopted by the City Council on February 27, 1995 pertaining to PA 94-
054 Tentative Map Amendment to Tentative Map 5766. PA 92-013 is hereby
superseded. [PL]
5. The Applicant/Property Owner shall be responsible for clean-up and disposal of project-
related trash to maintain a clean, litter-free site. [PL]
6. All signs shall be subject to the requirements of the sign regulations within the Zoning
Ordinance. [PL]
7. On an annual basis, this Conditional Use Permit approval shall be subject to Zoning
Investigator review and determination as to compliance with Conditions of Approval. [PL]
8. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin
Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject
to citation. [PL]
PASSED,APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director G:\95-016Res2
4
f AGi:�OF
RESOLUTION NO. -95
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 95-016 HANSEN HILLS SITE DEVELOPMENT REVIEW
REQUEST FOR THE FIRST PHASE(UNITS 1 - 72)
FOR THE HANSEN HILLS PROJECT
WHEREAS, California Pacific Homes requests approval of a Site Development Review to
conform to Phase 1 of Tentative Map 5766 Hansen Hills as amended. A Conditional Use Permit
approval is also requested to modify General Provision Nos. 1, 3.B, and 24 of city Council
Resolution No. 129-89 which established General Provisions for PA 89-062, Hansen Hills
Planned Development Prezoning and to supersede the modification to that condition made by
Condition No. 1 of Planning Commission Resolution No. 92-013. The proposed modifications
would: 1) permit the replacement of landscape plans to allow landscaping modifications
conforming to changes in the site plans and the requirements of the City dated August 9, 1989
prepared by David L. Gates and Associates with plans dated June 26, 1995 prepared by the
same firm; 2) permit the replacement of building plans to allow the up-sizing of single-family
units within the project and depicting single-family units dated May 22, 1989, prepared by
Bassenian Lagoni Architects with plans dated May 9, 1995, prepared by the same firm; 3) to
delete specific references to dwelling units in Condition 3.B. relating to Rear Yard setbacks; and
4) change the expiration date in Condition 24 to reflect the Initial Term of the Development
Agreement (March 26, 2000); and
WHEREAS, the Planning Commission held a public hearing on said application on August
21, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS,the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA): A Negative Declaration was prepared pursuant to
the State CEQA Guidelines, and the City of Dublin Environmental Guidelines for PA 91-096
which had a project description and impacts identical to those of this proposal, PA 95-016. The
City finds that there have not been any identified changes in the Hansen Hills Project or in the
circumstances under which the Hansen Hills Project is to be undertaken. The City also finds
that there is no new information which requires revisions to the Negative Declaration adopted
for PA 91-096. A Notice of Determination will be filed stating that the project will not have a
significant effect on the environment; and
WHEREAS,the staff report was submitted recommending the Planning Commission
approve the Site Development Review subject to Conditions of Approval prepared by Staff; and
EXHIBIT C
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW,THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
1. The provisions of Section 8-95.0 through 8-95.100, Site Development Review, of the
Zoning Ordinance are complied with.
2. Consistent with Section 8-95.0,this application, as modified by the Conditions of
Approval, will promote orderly, attractive and harmonious development, recognize
environmental limitations on development; stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or erection of structures
having qualities which would not meet the specific intent clauses or performance
standards set forth in the Zoning Ordinance and which are not consistent with their
environmental setting.
3. 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.
4. General site considerations, including site layout, orientation, and the location of buildings,
vehicular access, circulation and parking, setbacks, height, public safety and similar
elements have been designed to provide a desirable environment for the development.
5. General architectural considerations, as modified by the Conditions of Approval, including
the character, scale and quality of the design, the architectural relationship with the site
and other buildings, building materials and colors, site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior lighting, and similar
elements have been incorporated into the project in order to ensure compatibility of this
development with its design concept and the character of adjacent buildings and uses.
6. 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.
7. The approval of the Site Development Review will be consistent with the Dublin General
Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby conditionally approve PA 95-016 Hansen Hills Site Development Review application
as generally depicted by materials labeled Exhibit A, consisting of 1) a Site Plan for Phase I
consisting of 2 sheets prepared by Adams Streeter dated received June 28, 1 995; 2) Landscape
Plans for Phase I consisting of sheets L-1 through L-6 dated received June 26, 1995; 3) plans
prepared by Bassenian Lagoni Architects consisting of floor plans and elevation plans on 12
sheets dated received May 9, 1995; 4) Grading Plans for Phase 1 prepared by Adams Streeter
on 15 sheets dated received June 28, 1995 (in Planning Department files); and 5) the Open
Space/Landscape Management Specifications for Hansen Hills prepared by David L. Gates and
2 FAGEE----OF
Associates dated received June 29, 1990, (in Planning Department files) stamped approved and
on file with the Dublin Planning Department, subject to the approval of the related Conditional
Use Permit and to the following Conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL1 Planning, [Bl Building. [P01 Police, fPWI Public
Works. [ADM] Administration/City Attorney. [FINI Finance. [F] Dougherty Regional Fire
Authority. [DSRI Dublin San Ramon Services District, Alameda County [COI. Alameda County
Flood Control &Water Conservation District [Zone 71.
GENERAL
1. This approval is for PA 95-016 Site Development Review to conform to Phase I (units 1 -
72 of 180 units) of Tentative Map 5766 Hansen Hills as shown on Exhibit A. Except as
specifically modified elsewhere in these Conditions, development shall generally be
consistent with Exhibit A. [PW, PL].
2. Except as specifically modified in these Conditions, development shall conform to the
Conditions of Approval established by: City Council Resolution Nos. 20-89 and 21-89,
approved on February 27, 1989, pertaining to PA 87-045 Hansen Hills General Plan
Amendment and Mitigation Monitoring Program for the EIR; City Council Resolution Nos.
128-89, 129-89, and 130-89, approved by the City Council on November 27, 1989,
pertaining to PA 89-062 Hansen Hills Tentative Map, Prezoning, Annexation and
Mitigation Monitoring Program for the Mitigated Negative Declaration; Ordinances 5-92
and 4-95 approved by the City Council on February 24, 1992, and March 13, 1995
pertaining to the Development Agreement for Hansen Hills; and City Council Resolution
23-95 adopted by the City Council on February 27, 1995 pertaining to PA 94-054
Tentative Map Amendment to Tentative Map 5766, Phase I; and Ordinance 4-95
amending the Hansen Hills Development Agreement adopted by the City Council on March
13, 1995. PA 92-014 is hereby superseded. [PL]
3. This Site Development Review approval PA 95-016 Hansen Hills is valid until March 26,
2000, unless said term is otherwise terminated, modified or extended by circumstances
set forth in the Development Agreement for Hansen Hills in which case said termination,
modification or extension shall apply to PA 95-016. Failure to exercise the approval or to
make substantial construction progress in accord with an approved building permit for the
project will cause the permit to become null and void. [PL]
4. Documents establishing the project Homeowner's Association or other vehicle acceptable
to the City shall be filed in final form to the City for review and approval by the City
Attorney and the Planning Director a minimum of 30 days prior to the request for
occupancy of any units in this project. [ADM, PL]
3 F,R E
5. Except as may be specifically provided for within the General Provisions for PA 89-062,
development shall comply with the City of Dublin Residential Security requirements
(Attachment 4) and with the City of Dublin Site Development Review Standard Conditions
(Attachment 5). [PO, PL, B]
6. The Applicant/Developer shall comply with the "Typical Public Works Conditions of
Approval for Subdivisions" (Attachment 6). [PW]
7. The Applicant/Developer shall comply with applicable Dougherty Regional Fire Authority,
Public Works Department, Dublin Police Service, Alameda County Flood control District
Zone 7 and Dublin San Ramon Services District requirements. Prior to issuance of
building permits or the installation of any improvements related to this project, the
Applicant/Developer shall supply written statements from each such agency or
department to the Planning Department, indicating that all applicable conditions required
have been or will be met. IF, PW, PO, Z7, DSR, PL]
PHASED OCCUPANCY PLAN
8. If occupancy is requested to occur in phases, then all physical improvements within each
phase shall be required to be completed prior to occupancy of units within that phase
except for items specifically excluded in an approved Phased Occupancy Plan, or minor
hand work items, approved by the Planning Department. The Phased Occupancy Plan
shall be submitted for Planning Director review and approval a minimum of 45 days prior
to the request for occupancy of any unit covered by said Phased Occupancy 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. [PL, B]
9. If a Phased Occupancy Plan is proposed for this project, it shall include provisions for, and
indicate timing of the phased development of the Fire Buffer Zone, eight foot wide Hiking
Trail, 12 foot wide Access Road on the North side of Martin Canyon Creek, Fire
Accesses, Open Space Access Drives, and the installation of street trees along Inspiration
Drive, subject to review and approval of the Planning Director, Public Works Director and
the Dougherty Regional Fire Authority. [PL, PW, F]
10. Prior to the sale of any unit within a phase, the Applicant/Developer shall obtain a written
acknowledgment (secured from the individual property owner) acknowledging the
continuance of construction activity within the unoccupied phases of the project. The
written acknowledgment shall include a statement that the property owner has reviewed
and understands the phasing plan and the associated Conditions of Approval. Said
acknowledgment is subject to City Attorney review and approval. The
Applicant/Developer shall keep a copy of said written acknowledgment on file and shall
submit the original signed and notarized acknowledgment to the Planning Department
within three (3) days upon request of the Planning Director. If the Applicant/Developer
fails to comply, the Planning Director may require the submittal of the written
acknowledgment prior to release of occupancy of any future units and/or future phases.
[PL, ADM, B]
4
PAGE OF
11. At the time of occupancy, access roads must comply with the following: [F]
a. 1-25 units occupied -one public access road is required.
b. 26-74 units occupied -one public access road and one emergency access road are
required.
FENCING
12. Prior to occupancy the Applicant/Developer shall install fencing as shown on the
Landscape Plan. Construction/installation of common/shared fences, with a standard
height of six (6) feet (except in those locations where Section 8-60.55 of the Zoning
Ordinance requires lower fence heights) for all side and rear yards shall be the
responsibility of the Applicant/Developer. Fencing installed by the Applicant/Developer at
the bottom or top of slopes higher than ten (10) feet, and/or fences of rear yards with
high visibility from adjoining down slope areas, may be designed with an open mesh
material (as shown on the Landscape Plan) or other appropriate view fencing, subject to
review and approval by the Planning Director. [PW, PL]
13. Applicant/Developer shall be responsible for installing temporary fencing around areas
undergoing construction, subject to review and approval of the Public Works Director and
Planning Director. [PW, PL]
14. Fencing placed at the top of banks/slopes shall be provided with a minimum one foot level
area on both sides, in order to facilitate maintenance by the property owners. [PW, PL]
OPEN SPACE/LANDSCAPING
15. The Applicant/Developer shall, prior to occupancy or according to the requirements of the
Phased Occupancy Plan, whichever is first, submit for Planning Director and Dougherty
Regional Fire Authority review and approval a Final Landscape and Irrigation Plan, with
general conformance to the Landscape Plan (Exhibit A) prepared by David L. Gates and
Associates, dated received June 26, 1995, consisting of sheets L-1 through L-6. Plans
shall indicate the general plant palette proposed including the number of plants, a
description of the type of plants, their rate of growth, size in 3-5 years, mature size,
container size at time of planting, both common and botanical names, and indicate
planting and staking details (all trees shall be double staked). The Final Landscape and
Irrigation Plan shall also include, but not be limited to, the following items:
a. The Fire Buffer Zone and Open Space Access Drives shall be clearly identified
around the perimeter of the residential development situated adjacent to undeveloped
open space land. Said zone and access drives shall be installed prior to occupancy of any
adjacent residential units (if a Phased Occupancy Plan is approved, installation shall occur
prior to release of occupancy of units within the phase), and shall be maintained by the
Homeowner's Association or other vehicle acceptable to the City of this project, to the
satisfaction of the Dougherty Regional Fire Authority. [F, PL]
5
PAL_6 OF
b. Street tree varieties of a minimum 15 gallon size shall be planted along all street
frontages as shown on the Landscaping Plan and shall be placed at least five feet from
the back of the sidewalk. Exact tree locations and varieties shall be reviewed and
approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or
curbs shall be submitted to the Planning Department for review and approval by the
Planning Director and the Public Works Director. [PL, PW]
c. Landscaping at street intersections shall be such that sight distance is not
obstructed. Except for trees, landscaping shall not be higher than 30 inches above the
curb in these areas. [PW, PL]
d. Land designated as Open Space (non-residential) on the Landscape Plan shall be
clearly identified. This Open Space area shall be permanently restricted to Open Space
use by recorded deed restriction, subject to review and approval of the City Attorney and
the Planning Director. [ADM, PL]
e. In riparian corridor areas impacted by residential development, three new trees of at
least 15 gallon size shall be provided to mitigate the loss of each existing tree over 10
inches in diameter. If coast live oaks and big leaf maple plantings are utilized, then the
minimum size may be reduced to 5 gallons. Said trees may be distributed as generally
depicted on the Landscape Plan. Only those trees over 10 inches in diameter removed
during construction of the access road on the north side of Martin Canyon Creek may be
replaced with seedling revegetation. All plans for additional tree planting in the riparian
corridor areas shall be subject to review and approval by Alameda County Flood Control
District Zone 7. [PL, Z7]
f. Identified slope areas with a gradient steeper than three-foot horizontal to
one-foot vertical created in conjunction with this project with the resultant slope height in
excess of seven feet shall be planted with 1 5-gallon sized Open Space trees. Planting
ratio to be observed shall be a minimum of one tree per one thousand square feet of slope
area (this is not in addition to the trees supplied by the 3:1 mitigation).
Said Open Space Trees shall be planted as generally depicted on the
Landscape Plan (Exhibit A) and shall be planted prior to release of occupancy of any units
within that phase. The Applicant/Developer shall work with the adjacent property owners
(behind lots 30-35)to ensure that existing views are maintained to the fullest extent
possible. The final location of the Open Space Trees shall be subject to review and
approval of the Public Works Director and the Planning Director.
Open Space Trees on slope areas within the common open areas shall be
irrigated and maintained by the Applicant/Developer until the ownership/maintenance of
the common open areas is assumed by the Homeowner's Association or other vehicle
acceptable to the City. Irrigation of trees within individual lots shall be by separate
irrigation systems, the maintenance of which shall be the responsibility of the future
individual property owners. [PL, PW] 77��,,,
s PAGE.1'Cf JO-
g. The "Open Space/Landscape Management Specifications for Hansen Hill" prepared
by David L. Gates and Associates, dated received June 29, 1990 (Exhibit A) shall be
revised to reflect this site plan in substantial conformity with TM 5766 as revised in all
maps mentioned in the document, and to delete references to annual plants. [PL]
h. Use fire-resistant or drought tolerant plant varieties in the plant palette. [F)
16. Prior to release of occupancy, a Screening Plan shall be developed to provide separation
between the rear-yard patio and window areas of Lots 1-4 and the adjacent deck areas to
the north (existing Kaufman and Broad homes) and shall be subject to Planning Director
review and approval. [PL]
17. Open Space and Landscape Management and Maintenance programs for Open Space
areas established through the subdivision and Planned Development District shall generally
conform to the "Open Space/Landscape Management Specifications for Hansen Hill"
prepared by David L. Gates and Associates, dated received June 29, 1990 as revised
(Exhibit A). [PW, PLI
18. Prior to the issuance of building and/or grading permit, significant, visually important trees
and tree clusters shall be tagged in the field for protection, subject to Public Works
Director and Planning Director approval. A cyclone, or other appropriate fence shall be
erected around the dripline of these marked trees to ensure their protection throughout
the grading and construction activity, subject to review and approval of the Public Works
Director and the Planning Director. [PW, PL]
19. Prior to the issuance of building permits, the Applicant/Developer shall submit a certified
arborist report for the pruning of any trees. A certified arborist shall perform the pruning
of trees and shall clean up the ground of all deadwood and debris, to keep this material
from getting into the watercourse, subject to the review and approval of the Public Works
Director. [PW, PLI
20. 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. Location of these items shall be indicated on the Final
Landscape Plans. [PL]
21. The Applicant/Developer shall sign and submit a copy of the City of Dublin Standard
Plant, Material, Irrigation System and Maintenance Agreement (Attachment 7) prior to the
occupancy of any units. [PL]
22. The Applicant/Developer shall ensure that the Final Landscaping and Irrigation Plan
conforms to the City's Water Efficient Landscape Ordinance. [PL]
23. A monitoring program shall be developed requiring the Homeowners' Association or other
vehicle acceptable to the City to continually evaluate the success of the planting and
implement additional planting measures or replant when necessary if planting fails. [PW,
PL] ],('
PAGEZrF.Q
24. Maintenance of common areas including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, retaining
walls, and landslide repair improvements shall be to the satisfaction of the Director of
Public Works and be the responsibility of the Applicant/Developer during construction
stages, and until final improvements are accepted by the City, and the performance
guarantee required is released; thereafter, maintenance shall be to the satisfaction of the
Director of Public Works and be the responsibility of a Homeowner's Association or other
vehicle acceptable to the City, which automatically collects maintenance assessments
from each owner and makes the assessments a personal obligation of each owner and a
lien against the assessed property. [PW]
FIRE DISTRICT
25. Any locks which are placed on the gates or removable posts into the Fire Buffer Zone,
Open Space Access Drives, the 8 foot wide Trail, and the 12 foot wide Access Road on
the north side of Martin Canyon Creek must incorporate a "Knox Lock", keyed to the
Dougherty Regional Fire Authority's code, which allows the removal of any lock to allow
access. [F]
26. All Fire Accesses shall have an unobstructed width of twenty feet, all-weather surfaces,
and a 13' 6"vertical clearance. Twenty foot wide Fire Accesses shall be shown on the
Final Landscaping and Irrigation Plan. [F]
27. The Applicant/Developer shall provide weed abatement before, during and after
construction with the following guidelines: [F]
a. Clear all weeds within 100 feet of combustible structures on uphill slopes.
b. Clear all weeds within 30 feet of combustible structures downhill slopes.
28. The Homeowner's Association or other vehicle acceptable to the City shall be responsible
for weed abatement within the above areas after occupancy of the last unit. [F]
29. Provide a landscape plan for wildland open space areas on the Final Landscaping and
Irrigation Plan prior to issuance of building permits. Supply vegetation and fuel
modifications, and/or buffer zones, and possible use of fire resistive or drought-tolerant
varieties of plant life. [F]
30. Fire hydrants shall be installed at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. Raised
blue reflectorized traffic markers shall be epoxied to the center of the paved street
opposite each hydrant. [F]
31. Improvement plans must be approved by the Dougherty Regional Fire Authority for their
facilities as indicated by their signature on the title sheet. [FI
8
PACe O L
32. All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
Applicant/Developer and conform to all requirements of the applicable provisions specified
by the Dougherty Regional Fire Authority (DRFA). All such work will be subject to the
joint field inspection of the Public Works Director and DRFA. [F]
LIGHT AND GLARE
33. Exterior lighting shall be provided for stairwells, dwelling entrances and for address
numbers, and shall be of a design and placement so as not to cause glare onto adjoining
properties. Lighting used after daylight hours shall be adequate to provide for security
needs. (Photometrics and lighting plans for the site shall be submitted to the Planning
Department and Dublin Police Services for review and approval prior to the issuance of
building permits). [PL, PO, B]
34. The use of reflective finishes on building exteriors is prohibited. In order to control the
effects of glare within this subdivision, reflective glass shall not be used on all east facing
windows. [PLI
35. A final color and materials palette prepared by the Applicant/Developer for review and
approval by the Planning Director shall be submitted prior to foundation inspections of any
of the units in this project. [FL, B]
ARCHAEOLOGY
36. If, during construction, archaeological remains are encountered, construction in the
vicinity shall be halted, an archaeologist consulted, and the City Planning Department
notified. If, in the opinion of the archaeologist, the remains are significant, measures, as
may be required by the Planning Director, shall be taken to protect them. [PL]
TRASH/DEBRIS/DUST
37. Measures which meet the City of Dublin Clean Water Program and State Clean Water
Permit shall be taken to contain all trash, construction debris, and materials on-site until
disposal off-site can be arranged. The Applicant/Developer shall be responsible for
corrective measures at no expense to the City of Dublin. [PW]
38. The Applicant/Developer shall keep adjoining public streets and driveways free and clean
of project dirt, mud, materials and debris, and clean-up shall be made during the
construction period, as determined by the Public Works Director. [PW]
GRADING AND DRAINAGE
39. No blasting shall occur in conjunction with the grading performed for this project without
prior authorization being secured from the Public Works Director. [PW]
9 PAGE2.or.14
40. Written permission shall be obtained from the owner of Valley Christian Church (VCC) for
grading on their site prior to approval of the grading plans by the City. Inspiration Drive
within VCC grant of easement must be dedicated to the City prior to or at the same time
as the final subdivision map is recorded. [PW]
41. Long-term maintenance of landslide repairs and unrepaired landslides in the open space
shall be the responsibility of the Applicant/Developer or Homeowner's Association or
other vehicle acceptable to the City and incorporated in the CC&R's. [PW]
42. No drainage shall be directed over a slope, except at the end of culs-de-sac where
"Overland Storm Drain Easements" have been provided for emergency release of storm
waters. [PWI.
43. All cut and fill slopes shall be contoured to appear natural and blend with the existing
natural contours to the satisfaction of the Public Works Director and Planning Director.
[PW, PL]
44. The Applicant/Developer and/or his representatives shall secure all necessary permits for
work including, but not limited to, grading, encroachment, Fish and Game Department,
Corps. of Engineers and State water quality permits and show proof of it to the City of
Dublin, Department of Public Works. [PW]
45. Grading within the designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development, subject to review and approval of the Planning Director and Public Works
Director. [PL, PW]
IMPROVEMENTS
46. The design, location and materials utilized for project retaining walls shall be included as
part of the Project improvement Plans, subject to review and approval by the Building
Official and the Planning Director. [B, PL]
47. Inspiration Drive shall be renamed in order to avoid the confusion of having an intersection
of Inspiration Drive and Inspiration Drive. [PL]
48. All sidewalks must be within City right-of-way or in a pedestrian easement. [PW]
49. Special paving or concrete paving in public streets may be allowed with the approval of
the Director of Public Works. [PW]
50. Silvergate Drive shall be re-striped at the new entrance to the development for turn lanes.
[PW]
51. Prior to occupancy of the 26th unit, Inspiration Drive (through Valley Christian Center)
must be constructed and dedicated to the City of Dublin and connect via a constructed
public street to Silvergate Drive. [PW]
10
FACE OF..LQ
52. The fence along the north property line of the creek area must be replaced with a fence at
the north side of the access road from the west side of Martin Canyon road easterly to
the satisfaction of the Director of Public Works. [PW]
53. The fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works. [PW]
54. The landscaped median area shown at the Silvergate Drive entrance shall be owned by
the City of Dublin, but maintained by the Applicant/Developer or the homeowners within
this development. This median shall be installed to City of Dublin standards, including
moisture barriers and subdrains. [PW]
55. The Applicant/Developer shall submit to the City for filing three copies of the Amended
Tentative Map for Phase I of the Hansen Hills project site which shows the site
configuration and grading as shown on the Tentative Maps as approved by the City
Council on February 27, 1995 (for Phase I). Prior to stamping and filing these plans, the
Planning Director and the Director of Public Works shall determine whether these plans
substantially comply with the plans approved by the City Council. [PL, PW]
56. Manufactured slopes must be revegetated. [PW, PL]
57. Ten-foot Public Utility Easements must be dedicated along all public streets except for a
five foot Public Utility Easement on the west side of Inspiration Drive on the Valley
Christian Center property. [PW]
58. All building pad elevations must be above the 100-year flood level. [PW]
59. Any relocation of improvements or public facilities shall be accomplished at no expense to
the City. [PW]
60. Street light standards and luminaires shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 3%. (PW]
61. A registered civil engineer shall design all retaining walls over three feet in height(or over
two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance/inspection program shall be implemented by the
developer/homeowners' association or other vehicle acceptable to the City for the periodic
inspection and maintenance of all retaining walls that could possibly affect the public
right-of-way. [PW]
62. The Applicant/Developer shall furnish and install trail signs and street name signs, in
accordance with the standards of the City of Dublin, bearing such names as are approved
by the City. The subdivider shall furnish and install traffic safety signs in accordance with
the standards of the City of Dublin. [PW]
63. All street dedications shall include maintenance easements at slopes. [PW]
�� PAGE_OF!
64. All improvements within the Improvement Plans and Grading Plans, including curb, gutter,
sidewalks, driveways, paving and utilities, must be constructed prior to occupancy in
accordance with approved standards to the satisfaction of Public Works Director. [PM
MISCELLANEOUS
65. The Applicant/Developer shall provide unit address information to the satisfaction of
DRFA, U.S. Postal Services, and City of Dublin Planning Department and Building
Department. [PW]
66. Prior to final inspection of any unit, the Applicant/Developer shall submit a letter from the
U.S. Postal Service to the Planning Department stating their satisfaction with the type and
location of the mail receptacles to be provided. [PLI
67. This approval shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall
be subject to citation. [PL]
68. To apply for building permits, the Applicant/Developer shall submit six (6) sets of
construction plans and two (2) sets of Site Plans for Phase Ito the Building Department
for plan check. The plans shall have attached two annotated copies of the Appealable
Action Letter. The notations shall clearly indicate how these Conditions of Approval will
be complied with. Construction plans will not be accepted without the annotated
Appealable Action Letter attached. The Applicant/Developer will be responsible for
obtaining approvals of all participating non-City agencies prior to the issuance of building
permits. [PL, B]
PASSED,APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
G:\95-016Res3
12
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ATTACINENT
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#4 WRITTEN STATEMENT
HANSEN RANCH
CONDITIONAL USE PERMIT(CUP)
PHASE I
The Conditional Use Permit is required to modify the approvals granted for Hansen Hill
Ranch in Resolution No. 129-89 for a PD and Resolution No.92-13 which modified the
architecture of the PD.
The house designs by Bassenian Lagoni are again being modified and updated to reflect
the current market. This change will require a modification to condition of approval
(COA)#1.B.of the PD.
The Preliminary Landscaping Plan is also being modified. This will require COA#1A of
the PD to be amended.
The references to specific lots requiring compensating rear yard or decks should be
deleted in COA#3 of the PD.
The 2 year expiration date of the PD in COA#24 has been superseded by the
Development Agreement.
The following findings are made as were made in the CUP granted in 1992:
a) The proposed project serves the public need by providing a variety of housing types
and sizes available to the community.
b) The proposed use will be properly related to other land uses and transportation and
service facilities in the vicinity,as the proposed use will be compatible when compared to
the type and nature of operations typically found in single family residential areas.
c) The proposed use 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 proposed use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located in that conditions have
been applied to ensure conformance with the applicable zoning regulations,and use is
consistent with the character of the surrounding area. R E C E,V E D
The project is not located on a hazardous waste and substances site pursuant to MAY — 9 1995
Government Code Section 2.65962.5. gL1N PLANNIN-
ATTACHMENT Z
From : Marti Bunten/Phtt:C510)254-6968 PHOI E N . : 510 254 7954 May.04 1895 1:05F1•I F'02
#4 WRITTEN STATEMENT
HANSEN RANCH
AMENDMENT TO SITE DEVELOPMENT REVIEW(92-014)
PHASE I
The Amended Phase I of Hansen Ranch generally conforms to the 72 lot subdivision that
is approved in the current Site Development Review. The previously approved house
designs by Bassenian Lagoni have been modified and updated to r'cilcet the current
market. There are four floor plans,all two story elevations. Please note that although it is
not a requirement,California Pacific Homes has decided to build a 5th plan(Plan 12)on
Lot 32 which has a one story element at the rear to address the concerns of Mr.Morris,
owner of the home that backs up to Lot 32.
The project is not located on a hazardous waste and substances site pursuant to
Government Code Section 2.65962.5
RECEIVED
AY- 9�195
.kft,V', 9i„'tAUIG
PAGE _Oi t
RESOLUTION NO. 129 - 89
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AND ESTABLISHING FINDINGS AND GENERAL
PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING
PA 89-062 HANSEN HILL RANCH/BREN CO.
WHEREAS, the Bren Co. has requested approval of a Tentative
Map, Planned Development Prezoning, and Annexation of 147 acres
to allow 180 single-family lots on approximately 51 acres and
approximately 96 acres of open space, in unincorporated Alameda
County, west of Silvergate Drive, north of Hansen Drive and South
of Winding Trails; and
WHEREAS, the Planning Commission held public hearings to
consider the request on November 6, 1989 and November 20, 1989;
and
WHEREAS, proper public notice of this request was given in
all respects as required by law for the Planning Commission
hearings; and
WHEREAS, the Staff Report was submitted recommending the
Planning Commission recommend approval of the Planned Development
Prezoning subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission heard and considered all
said reports, recommendations and written and oral testimony
submitted at the public hearing, and recommended City Council
approval of the Planned Development general provisions; and
WHEREAS, pursuant to State law (CEQA) and regulations, a
Mitigated Negative Declaration of Environmental Significance has
been prepared.
WHEREAS, The City Council held a public hearing to consider
this request on November 27, 1989; and
WHEREAS, proper public notice of this request was given in
all respects as required by law for the City Council hearings;
and
WHEREAS, the Staff Report was submitted recommending the
City Council approve the Planned Development Prezoning subject to
conditions; and
WHEREAS, the City Council heard and considered all said
reports, recommendations and written and oral testimony submitted
at the Public Hearing as herein above setforth.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does
hereby find that: A1'TACHME!, T
[ccreso3] 14
1. The proposed prezoning, as conditioned, is consistent
with the City General Plan and Policies; and
2. The proposed prezoning will not have a significant
environmental impact; and
3. The prezoning, as conditioned, is appropriate for the
subject property in terms of being compatible to
existing land uses in the area, and will not overburden
public services; and
4. The prezoning will not have substantial adverse effects
on health or safety, or be substantially detrimental to
the public welfare, or be injurious to property or
public improvements.
BE IT FURTHER RESOLVED that the City Council does hereby
approve PA 89-062 Hansen Hill Ranch/Bren Co. Planned Development
Prezoning subject to the general provisions listed below:
GENERAL PROVISIONS
1. Intent: This approval is for Planned Development
Prezoning PA 89-062 Hansen Hill Ranch. This PD
District is established to provide for and regulate the
development of production and custom single-family
dwellings. This approval prezones 180 low-density
single-family lots on approximately 51 acres and the
remaining acreage. Approximately 96 acres are prezoned
as open space. Development shall be generally
consistent with the following submittals:
A. Plans prepared by David L. Gates and Associates
consisting of 21 sheets dated received August 9,
1989. Except Sheets L-5 and L-6 are modified
through this approval to prezone Lots 181 through
19D as open space rather than residential as shown
on the plans.
B. Plans prepared by Shleppey Hesmalhalch Associates,
Inc. consisting of preliminary floor plans and
elevation plans dated received May 22, 1989.
2. Site Development Review: All structures shall be
subject to the Site Development Review procedures
established in the City of Dublin Zoning Ordinance
unless a Site Development Review waiver is approved by
the Planning Director and a zoning approval is granted
upon the determination that the construction
constitutes a minor project and building permit plans
are in accord with the intent and objectives of the
Site Development Review procedures.
[ccreso3] 2
3. Yards (Setbacks) : The minimum requirement for yards
shall be as follows:
A. Depth of Front Yard (Setback) : 20 foot minimum
Exception: 1) 10 foot minimum for units with side
vehicular entrance garages (see building height
exception) and 2) custom homes may deviate from
the 20 foot minimum setback subject to approval of
Site Development Review finding that either the
topographic or vegetative constraints of the site
prevent the development from complying with the 30
foot minimum setback. In no event shall the front
yard setback for a custom home be less than 5 feet
from the garage.
B. Rear Yard (Setback) : 20 foot minimum, 15 foot
minimum clear and level zone
Exception: 1) see Section 8.26.6.1 Alternate
Provision of Rear Yard (compensating yards) of the
Dublin Zoning Ordinance. 2) 10 foot minimum for
shade structures attached to the unit provided the
shade structure is not enclosed (enclosed means
more than one vertical wall) . 3) 10 foot minimum
setback for second story decks, however second
story decks encroaching within the required 20
foot setback on lots with their rear property line
adjacent to another residential lot(s) shall be
subject to Site Development Review approval (Lots
1 through 5, Lots 30 through 39, Lots 52 through
56, Lots 82 through 92, Lots 120 through 129, Lots
143 through 148, Lots 155, 156 and 167).
C. Side Yard (Setbacks): 5 foot minimum with 15 foot
total aggregate side yard setback required. 5 foot
wide minimum clear and level zone each side yard.
Exception: 10 foot minimum street side yard of
corner lot.
D. General Yard Provisions:
1. Fireplaces, chimneys and air conditioning
units shall not encroach within the required clear
and level zone. Other encroachments shall be
subject to Planning Director review and approval.
2. Roof eaves, pop-outs, bays, architectural
projections and columns may project 3 feet into
required yards subject to compliance with building
code requirements.
PAGE
[ccreso3] 3
r.
3. A 15 foot minimum separation shall be
maintained between all buildings located on
adjacent lots.
4. Accessory structures located in required yards
shall be subject to the provisions of Section
8-60.20 through 8-60.32, 8-60.59 of the Dublin
Zoning Ordinance.
5. On lots where the minimum rear yard clear and
level zone can not be provided due to topography
or vegetation constraints, decks of comparable
area shall be required subject to Site Development
Review approval.
4. Building Height: 32 foot maximum or two stories at any
one point. Building height shall be measured from the
finished grade at the perimeter of the building to the
top of the structure. Exception: Building height for
units with garage 10 foot front yard setbacks, shall
not exceed one (1) foot for each one (1) foot the
building is setback from the back of sidewalk.
However, architectural features and elements may exceed
this provision by a 2 foot maximum, and a gable element
may exceed this provision by 5 foot maximum.
5. Custom homes site development shall generally conform
to the guidelines established in "custom lot design
guidelines (Attachment 1).
6. Parking: minimum 2 covered parking spaces per dwelling
unit required.
7. Building site: Lot size: 5,700 square foot minimum;
7,700 square foot average.
8. Except as specifically modified by the provisions of
this PD (PA 89-062) District, the lots developed in
this PD District shall be subject to the regulations of
the R-1 District regarding land use and minimum/maximum
development criteria.
9. Except as specifically modified by the provisions of
this PD District, all applicable and general
requirements of the Dublin Zoning Ordinance shall be
applied to development within this PD District.
10. The design, location and material of all fencing and
retaining walls installed by the developer shall be
subject to approval of Site Development Review.
11. All graded cut and fill slope areas shall be
revegetated with native trees, shrubs and grasses ((�/
f;l?
[ccreso3] 4
subject to review and approval of the Planning Director
and Public Works Director.
12. All landscape areas within open space and common areas
shall be subject to approval of Site Development
Review.
13. Appropriate vehicular access to open space shall be
provided and maintained on a continuous basis, to the
satisfaction of the Fire Chief, Public Works Director
and Planning Director.
14. All signs established for identification of this
project shall be subject to approval of Site
Development Review.
15. Except as may be specifically provided for within these
General Provisions for PA 89-062, development shall
comply with City of Dublin Site Development Review
Standard Conditions (Attachment 2) .
16. Except as may be specifically provided for within this
PD PA 89-062 development, shall comply with City of
Dublin Police Services Standard Residential Building
Security Recommendations (Attachment 3) .
17. Residential lots 181 through 190 depicted on Sheets L-5
and L-6 prepared by David Gates & Associates are
designated open space and are hereby prezoned open
space.
18. Minor deviations from the conditions established in
Provision 15 and 16 above may be made through the Site
Development Review process.
19. CC&R's shall be subject to review and approval of the
Planning Director prior to recordation of the Final
Subdivision Map.
20. The Open Space/Landscape Management Plan shall be
subject to review and approval of the Public Works
Director and Planning Director in conjunction with Site
Development Review of Landscape Plans.
21. A master trail system plan for the open space area
shall be constructed and shall be subject to approval
of Site Development Review.
22. Fire buffer zone shall be provided and maintained on a
continuous basis to the satisfaction of the Dougherty
Regional Fire Authority Fire Chief.
23. The fire buffer zone shall be subject to Site
Development Review approval. '^
Li
[ccreso3] 5
24 . Approval of this PD PA 89-062 Hansen Hill Ranch is for
two ( 2 ) years as established in Section 8-31 . 2 (b) of
the Dublin Zoning Ordinance .
PASSED, APPROVED AND ADOPTED this 27th day of November,
1989 .
AYES : Councilmembers Hegarty, Snyder, Vonheeder and
Mayor Moffatt
NOES : None
ABSENT: Councilmember Jeffery
L" v
Mayor /
ATTEST:
City Clerk
5i 14')y-
[ccreso3 ] 6
Jld ,,`IIY \111t
"110—,�I,�) CITY OF DUBLIN
PO.Box 2340.Dublin.California 94568 • City Offices. 100 Civic Plaza.Dublin,California 94568
CITY OF DUBLIN
RESI➢ENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Exterior doors. All exterior wood doors shall be of solid wood construction,
no less than 1 3/4 inches thick or hollow metal doors. Except for sliding
glass doors, exterior doors shall not have glazing larger than 2" unless
glazing is 1/4" tempered glass.
2. Locking devices. Exterior swinging doors shall have a lock on the latching
device and an auxiliary cylinder dead-bolt. The dead-bolt shall be hardened
steel and have a 1" throw. If the cylinder of the lock protrudes from the face
of the door it shall be fitted with a cylinder ring guard so it cannot be
gripped with pliers or other wrenching devices. Double doors shall have the
inactive leaf secured with flush bolts at top and bottom. The bolts shall be
hardened steel 1/4" minimum in diameter and shall engage a metal strike plate
to a minimum depth of 3/8'.
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior hinges and hinges of outswinging doors from the garage to the
dwelling shall have non-removable pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
7. Entry vision. All main or front entry doors shall be fitted with a viewing
device having a field of view of not less than 180 degrees.
ATTACHMENT+
Administration (415)833-6650•City Council(415)833-6605•Finance(415)833-6640•Building Inspection(415)833-6620
Code Enforcement(415)833-6620 • Engineering(415)833-6630 • Planning(415)833-6610
Police(415)833-6670 • Public Works(415)833-6630 • Recreation (415)833.661 FAC1 OF1
n
8. Windows. All accessible dwelling windows shall be secured as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows fitted with a crank type gear opening device shall be fitted with a
positive window lock that engages metal to metal. Windows shall not be
located within 40 inches of the locking device of any door unless protected
by a steel grill with 1/4" minimum diameter bars not more than 2" on center
or by a screen with 1/8" diameter wire mesh more than 2" on center mounted
on the inside or glazed with 1/4" tempered glass.
9. Garage doors. Vehicle garage doors shall be secured with a metal to metal
locking device that prevents the door from being pulled or pried up from the
outside. No electric garage door openers shall be permitted that will
automatically activate when the door is forced open. Garage doors fitted with
automatic openers shall be permited with an alternative form of locking device
activated from the interior of the garage. Other garage doors shall comply
with all of the provisions of this section.
10. Storage areas. Any exterior storage area attached to a dwelling, apartment or
condominium and enclosed by a door shall comply with this section or have a
minimum 3/8" diameter hardened padlock hasp.
1/90
PAGEa O 691/
n n
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
l Final building and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a building
Permit. All such plans shall insure:
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout
the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
• direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
That all trash enclosures are of a sturdy material (preferably
1 masonry) and in harmony with the architecture of 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 approved by the Dublin
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
• resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and no:
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 t t n
requirements. ���� 5
/1 /1
2. Final landscape plans. irrigation system plans, tree preservation
techniaues, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in sire,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size. •
d. That a plan for an automatic irrigation system be provided whimh
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.
r. 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 from the owners or contractors shall be required
guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertil4-= 4on
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.
CITY OF DUBLIN
100 Civic Plaza (415) 833-6630
Dublin CA 94568
In order to assist Applicants in the preparation of Subdivision Plans (Tentative
Maps and Parcel Maps), the City of Dublin has prepared the following list of
Subdivision Conditions of Approval that have typically been applied to
subdivisions. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of Subdivision plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction
in the vicinity shall be halted, an archaeologist consulted, and the City Planning
Department notified. If, in the opinion of the archaeologist, the remains are
significant, measures, as may be required by the Planning Director, shall be taken
to protect them.
BONDS:
2. Prior to release by the City Council of the performance and labor and
materials securities:
a. All improvements shall be installed as per the approved Improvement Plans
and Specifications.
b. All required landscaping shall be installed and established.
3. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the Public
Works Director/City Engineer .
4. Grading of the subject property must conform with the approved Grading Plan
and the recommendations of the soils engineer to the satisfaction of the Public
Works Director/City Engineer.
5. The following shall have been submitted to the Public Works Director/City
Engineer :
Rev: 5/17/89 1 ATT r1 LIT
0'1 /"
a. An as-built grading plan prepared by a registered Civil Engineer, including
original ground surface elevations, as-graded ground surface elevations,
lot drainage, and locations of all surface and subsurface drainage
facilities.
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and
specifications.
6. Performance, labor, and material securities to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and
landscaping, shall be provided and approved by the Public Works Director/City
Engineer prior to approval of the Final Map.
CREEK:
7. Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of bank is either the existing break in topography, or a point
at the existing ground line which is the intersection of a line on a two-
horizontal-to-one-vertical slope begun at the toe of the slope in the Creek
(whichever is more restrictive.)
DRAINAGE:
8. Each lot shall be so graded as not to drain on any other lot or adjoining
property prior to being picked up by an approved drainage system.
9. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices.
10. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
11. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
DEBRIS:
12. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. Subdivider shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
13. Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
14. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations.
- 2 -
Rev: 5/17/89
i'1 /1
EASEMENTS:
15. The land divider shall acquire easements, and/or obtain rights-of-entry from
the adjacent property owners for improvements required outside of the land
division. Copies of the easements and/or rights-of-entry shall be in written form
and be furnished to the Public Works Director/City Engineer.
16. Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to Final Map
approval. These easements shall allow for practical vehicular and utility service
access for all lots.
EROSION:
17. Prior to any grading of the site, and in any case prior to filing a Final Map,
a detailed construction grading/erosion control plan (including phasing); and a
drainage, water quality, and erosion and sedimentation control plan, for the post-
construction period, both prepared by the Project Civil Engineer and/or Engineering
Geologist; shall be approved by the Public Works Director/City Engineer. Said
plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall attempt to insure that no
increase in sediment or pollutants from the site will occur. The post-construction
plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion
control plan shall be implemented in place by October 15th and shall be maintained
in place until April 15th unless otherwise allowed in writing by the City Engineer.
It shall be the developer's responsibility to maintain the erosion and sediment
control measures for the year following acceptance of the subdivision improvements
by the City Council.
FINAL MAP:
18. Prior to filing the Final Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage
facilities both on- and off-site), and erosion and sedimentation control, shall be
approved bythe Public Works Director/City Engineer.
FIRE:
19. Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the
paved street opposite each hydrant.
20. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District and
Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Public Works Director/City Engineer and Dublin San Ramon
Services District.
21. The improvement plans must be approved by the Dougherty Regional Fire
Authority, as indicated by their signature on the title sheet.
- 3 -
Rev: 5/17/89
`L5YOAl
/1 /1
FLOOD CONTROL:
22. Comply with Alameda County Flood Control District requirements.
23. In the 100-year Flood Hazard Zone, all residential units shall have their
finished floor elevation be above the 100-year flood level. Commercial buildings
shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
FRONTAGE IMPROVEMENTS:
24. Dedication of land shall be made to the City of Dublin such that it conveys
land sufficient for the approved streets' right-of-way. Improvements shall be
made, by the applicant, along all streets within the development and as required
off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
25. The design and improvements of the Tract shall be in conformance with the
design and improvements indicated graphically, or as modified by the Conditions of
Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design and storm drainage facilities inside and outside
the Tract, grading of lots, the boundaries of the Tract, and shall show compliance
with City standards for roadways.
GRADING:
26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas, in order to create or maintain a
natural appearance.
27. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines,
shall be installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
28. Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, and
the approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public Works Director/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and
specifications. Inspections that will satisfy final subdivision map requirements
shall be arranged with the Public Works Director/City Engineer.
- 4 -
Rev: 5/17/89
r1 /1
29. If grading is commenced prior to filing the Final Map, a surety or guarantee,
as determined suitable by the Public Works Director/City Engineer, shall be filed
with the City of Dublin to insure restoration of the site to a stable and erosion
resistant state if the project is terminated prematurely.
30. Any grading on adjacent properties will require written approval of those
property owners affected.
31. Street grades shall be no more than 12% maximum, with 6% grades at
intersections, unless otherwise approved by the Public Works Director/City
Engineer.
32. The developer shall keep adjoining public streets free and clean of project
dirt, mud, materials, and debris during the construction period, as is found
necessary by the Public Works Official.
33. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic report shall be submitted
for approval by the Public Works Director/City Engineer. It shall be accompanied by
an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
HANDICAPPED ACCESS:
34. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
35. Obtain copies of and comply with conditions as noted on "City of Dublin
General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review
Check List."
36. All improvements within the public right-of-way, including curb gutter,
sidewalks, driveways, paving, and utilities, must be constructed in accordance with
approved standards and/or plans.
37. The Applicant/Developer shall enter into an improvement agreement with the
City for all improvements.
38. Complete improvement plans, specifications, and calculations shall be
submitted to, and be approved by, the Public Works Director/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution
of the Subdivision Improvement Agreement. Improvement plans shall show the
existing and proposed improvements along adjacent public street(s) and property
that relate to the proposed improvements.
39. All required securities, in an amount equal to 100% of the approved estimates
of construction costs of improvements, and a labor and material security, equal to
50% of the construction cost, shall be submitted to, and be approved by, the City
and affected agencies having jurisdiction over public improvements, prior to
execution of the Subidvision Improvement Agreement.
- 5 -
Rev: 5/17/89
MAINTENANCE OF COMMON AREA:
40. Maintenance of common areas , including ornamental landscaping, graded slopes ,
erosion control plantings and drainage, erosion and sediment control improvements,
shall be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are released
(one year after improvements are accepted) . Thereafter, maintenance shall be the
responsibility of a homeowners' association or individual property owners,
depending upon how maintenance is to be handled.
MISCELLANEOUS:
41. Copies of the Final Map and improvement plans, indicating all lots, streets,
and drainage facilities within the subdivision shall be submitted at 1"= 400-ft.
scale, and 1"= 200-ft. scale for City mapping purposes.
42. The subdivider/developer shall be responsible for controlling any rodent,
mosquito, or other pest problem due to construction activities .
NOISE:
43. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7 :30 a.m. to 5:30 p.m. , except as approved in
writing by the Public Works Director/City Engineer.
PARKLAND DEDICATION:
44. The subdivider shall dedicate land or pay fees in lieu of park dedication to
the City of Dublin as is required by the Subdivision Ordinance.
PUBLIC IMPROVEMENTS :
45. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
46. The street surfacing shall be asphalt concrete paving. The Public Works
Director/City Engineer shall review the project' s Soils Engineer' s structural
pavement design. The subdivider shall, at his sole expense, make tests of the soil
over which the surfacing and base is to be constructed and furnish the test reports
to the Public Works Director/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests , the road may be
designed and constructed based on an R-value of 5.
47. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right-of-way, where this work is not
covered under the Subdivision Improvement plans.
- 6 -
Rev: 5/17/89
. . .
STREET LIGHTS:
48. Install street light standards and luminaries of the design, spacing, and
locations, approved by the Public Works Director%City Engineer.
STREET SIGNS:
49. The subdivider shall furnish and install street name signs, bearing such names
as are approved by the Planning Director, and traffic safety signs in accordance
with the standards of the City of Dublin. Addresses shall be assigned by the City
Building Official.
STREET TREES:
50. Street trees, of at least a 15-gallon size, shall be planted at the minimum
ratio of two trees per lot along the street frontages. Trees shall be planted in
accordance with a planting plan, including tree varieties and locations, approved
by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be
provided with root shields.
TITLE:
51. A current title report and copies of the recorded deeds of all parties having
any record title interest in the property to be divided and, if necessary, copies
of deeds for adjoining properties and easements, thereto, shall be submitted at the
time of submission of the Final Subdivision Map for the Public Works Director/City
Engineer.
UTILITIES:
•
52. Electrical, gas, telephone, and Cable TV services, shall be provided
underground to each lot in accordance with the City policies and existing
ordinances. All utilities shall be located and provided within public utility
easements, sized to meet utility company standards.
53. Prior to the filing the Final Map, the subdivider shall furnish the Public
Works Director/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to
each of the dwelling units and/or lot included on the Final Map of the subdivision.
54. The Dublin San Ramon Services District shall review and approve the
improvement plans as evidenced by their representative's signature on the Title
Sheet.
WATER:
55. Water facilities must be connected to the DSRSD system, and must be installed
at the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
Rev: 5/17/89 l
rnc-, In L7A+
1 r' ��Jr tl `..
r"N r1
56. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (at
484-2600) for additional information.
ZONING:
57. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
- 8 -
Rev: 5/17/89 � ��
r,, OF
THE CITY OF DUBLIN
P.O.Box 2340
Dublin.CA 94568 (415)829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irr
igated,
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:
ATTACIMENT 7.
,,7v
Form 83-05 1;E3