HomeMy WebLinkAbout8/7/1995 PC Agenda PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Monday- 7:30 p.m.
100 Civic Plaza,Council Chambers August 7, 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-July 3, 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
Commission 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 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 7, 1995
TO: Planning Commission
FROM: Planning Staff if
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.1.1 Copies To: Applicant/
Property Owner
PA File
General File
Senior Planner
PAGE / 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 Z OF 14
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:
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 1172 units)of the 180 unit Hansen Ranch subdivision.
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
3
PAGE 3 OF
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 Condition 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 3.13)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.
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 Al,
4 PAGE 0F= z�-44
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.
4) 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 Cl for PA 95-016.
ATTACHMENTS:
Exhibit A: Project plans
Exhibit B: Draft Resolution approving Conditional Use Permit
Exhibit C: Draft Resolution approving Site Development Review
5
PAGE 5 OF 7
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
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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
7, 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 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(in 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 filesl 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: 'f
2 p„: d1 71.4
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. MU Planning, fBl Building, fP01 Police.
JPWI Public Works. fADMI Administration/City Attorney, WIN] Finance. fF1 Dougherty Regional
Fire Authority. fDSR1 Dublin San Ramon Services District. Alameda County fC01. 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{Lots 1 through 6, lots
113 through 1'18, lots 166, 166 and 167►.
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-
3
062 Hansen Hill is revised as follows: Approval of this PD PA 89-062 Hansen Hill Ranch
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 7th day of August, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director G:\95-016Res2
4 PAGE_OF Z-
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
7, 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
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 28,1995;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 lin Planning Department filesl;and 5)the Open
Space/Landscape Management Specifications for Hansen Hills prepared by David L.Gates and
Associates dated received June 29,1990,(in Planning Department filesl stamped approved and
2
PAGE Or
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. [PLI Planning. [B] Building. [P01 Police. fPWI Public
Works, [ADM] Administration/City Attorney, [FIN) Finance, [F1 Dougherty Regional Fire
Authority, [DSR] 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; City Council Resolutions 55-95, 56-95 and 57-95
pertaining to the Hansen Hills General Plan Amendment, Planned Development Rezone and
Tentative Map 5766 Phase II adopted on June 13, 1995; and Ordinance 7-95 amending the
Hansen Hills Development Agreement adopted by the City Council on June 27, 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. Draft C.C. & R's for the project shall be supplied to the City for review and approval by the
City Attorney and the Planning Director, prior to the issuance of a building permit for units
in the project. Documents establishing the project Homeowner's Association shall be filed
in final form to the City for review and approval by the City Attorney and the Planning
33 ICI__.
Director a minimum of 30 days prior to the request for occupancy of any units in this
project.[ADM,PL]
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.(F,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 at
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
4 3y Z�
PAGE_OF
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]
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,FL]
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 Al 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
5 PAGE OF_
��
Homeowner's Association of this project,to the satisfaction of the Dougherty Regional Fire
Authority. [F,PL]
b. The access road on the north side of Martin Canyon Creek shall be clearly
identified. If said access is not dedicated and accepted by the City of Dublin,then
maintenance shall be provided by the Homeowner's Association,to the satisfaction of the
Fire Chief,Public Works Director and Planning Director.[F,PW,PL]
c. Street tree varieties of a minimum 15 gallon size shall be planted along all street
frontages as shown on the Landscaping Plan. 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]
d. 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]
e. 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]
f. 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]
g. 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 15-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.
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
a r.cE 56 r,1q
open areas is assumed by the Homeowner's Association.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]
h. The"Open Space/Landscape Management Specifications for Hansen Hill"prepared
by David L.Gates and Associates,dated received June 29,1990(Exhibit Al 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]
I. 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,FL]
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,PL]
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]
7
3. rrl
23. The original development proposal did a tree survey in areas where the trees were to be
removed. Due to changes in the plan, a new tree survey is required, prior to approval of
grading permit for Phase II. The tree survey shall be conducted by a qualified arborist or
horticulturist and shall include the location and information on all trees 10 inches in
diameter or greater proposed for removal. Information on each tree shall include species,
diameter at breast height, and condition. All trees to be removed shall be tagged with a
permanent, numbered aluminum tag or other method acceptable to the City's Planning
Director. The information on tree removal will form the basis for the number of trees to
be planted. [PW, PL]
24. All cut and fill slopes shall be revegetated with native shrubs,trees and grasses subject to
review and approval of the Planning Director and Public Works Director. A revegetation
plan for replanting graded slopes and replacing the amount of woodlands lost due to
grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure
the success of the revegetation. Examples of enhancements to the revegetation plan
include irrigating the young plants, placing top soil on fill slopes, using special planting
techniques such as drilling into fill slopes to allow root penetration, and planting at a
density similar to the native woodlands in the riparian corridors. [PW, PL]
25. A monitoring program shall be developed requiring the Homeowners' Association to
continually evaluate the success of the planting and implement additional planting
measures or replant when necessary if planting fails. [PW, PL]
26. 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, 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]
27. Prior to issuance of the grading permit, visually important trees shall be tagged in the field
for protection and preservation and appropriately fenced, subject to approval of the Public
Works Director. [PW]
FIRE DISTRICT
28. 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]
A8 ; �,.
29. 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]
30. 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 of combustible structures downhill slopes.
31. The Homeowner's Association shall be responsible for weed abatement within the above
areas after occupancy of the last unit. [F]
32. 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]
33. 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]
34. Improvement plans must be approved by the Dougherty Regional Fire Authority for their
facilities as indicated by their signature on the title sheet. [F]
35. 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]
DSRSD
36. Upon the submission of the Final Map for plan checking,the subdivider shall furnish the
Public Works Director with a letter from Dublin-San Ramon Services District (DSRSD)
stating that the District has agreed to furnish water and sewer services to each of the
dwelling units and/or lots included on the Final Map of the subdivision. [DSR]
37. Applicant/Developer shall design and construct the water and sewer system in accordance
with the DSRSD requirements. [DSR]
38. Applicant/Developer shall design, incorporate, and institute water conservation measures
for the entire project. [DSR]
3c ,,
9
39. Applicant/Developer shall design and provide infrastructure for recycled water use for
landscaping in accordance with DSRSD and to the satisfaction of the Public Work
Director.[DSR]
LIGHT AND GLARE
40. 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,P0,B]
41. 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.[PL]
42. 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. [PL,B]
ARCHAEOLOGY
43. 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
44. Areas undergoing grading and all other construction activity shall be watered or other dust
control measures may be used to prevent dust as conditions warrant or as directed by the
Public Works officials.IPW]
45. 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]
46. 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.[PM
S:RADING AND DRAINAGF
`IQ or7q,
10
47. No blasting shall occur in conjunction with the grading performed for this project without
prior authorization being secured from the Public Works Director. [PW]
48. Grading shall generally conform to the project grading plans. On lots where graded pads
extend to the property line, the grading shall extend a minimum of one foot beyond the
property line, to allow for the maintenance of fencing placed at the top of the banks/slopes.
[PW, PL]
49. 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 must be dedicated to the City prior to or at the same time as the final
subdivision map is recorded. [PW]
50. Creek velocities shall not exceed 6-7 fps to avoid erosion problems. ['DWI
51. A soils report and/or investigation should address the stability of the existing creek banks.
Any recommended repairs shall be implemented. [PW]
52. The storm drain system for streets must be designed for at least a 15-year storm event,
and channels must be designed for the 100-year flood. The downhill culs-de-sac must
provide a storm drain overflow corridor to pass between the two end units in the event
that the cul-de-sac catch basin plugs up. [PW]
53. V-ditches must be picked up at the low point by drainage structures and conveyed to the
bottom of natural drainage courses. [PW]
54. Each lot shall be graded so as not to drain onto any other lot or adjoining property prior to
being picked up by an approved drainage system. [PW]
55. A minimum 18"diameter pipe shall be used for all public storm drains to ease
maintenance and reduce potential blockage. [PW]
56. 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]
57. Prior to issuance of grading permits, the City shall contract for a third party soil's engineer
for review and recommendation of the Applicant's submitted Geotechnical Investigation
Report. The Applicant/Developer shall pay the City the cost of the third party review.
[PW]
58. A minimum of 6" subdrains shall be installed in all swales that are to be filled. [PW]
59. All concentrated storm drain flow shall be discharged into the established drainage
channels, not onto the slopes. [PW]
etI
60. The Applicant/Developer shall submit for Public Works Director review and approval,a
detailed hydrology/hydraulic report for this project. In particular,the report shall include
the effects on the creek and the downstream drainage facilities of the ultimate
development of the entire watershed that this project is a part of. The hydraulic capacity
of the creek to carry the 100 year design flow with ultimate upstream development
should be demonstrated. The report shall address the possible need for creek
improvements including,but not limited to,realignment,widening,bank repair/
reinforcement,and drop structures.Moreover,the report shall look at the possible need
and location for detention basins. These improvements shall be made as part of this
subdivision,subject to review and approval of the Public Works Director.IPW]
61. 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.IPWI.
62. Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel.The slope on these ditches shall not be less than 5%.IPW]
63. 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.
IPW,PL]
64. The soils report for the project shall include recommendations 1)for foundations,decks,
and other miscellaneous structures,2)for design of swimming pools,and 3)for setbacks
for structures from top or toes of slopes. Additionally,the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage,erosion,
settlement and seismic activity.IPW,B]
65. Upon completion of grading,a declaration by the soils engineer that all work was done
under his supervision and in accordance with the recommendation contained in the soils
report shall be submitted to the Public Works Director.IPWI
66. Grading shall be completed in compliance with the construction grading plans and
recommendations of the project's soils engineer and/or engineering geologist,and the
approved erosion and sedimentation control plan,and shall be done under the supervision
of the project's soils engineer and/or engineering geologist,who shall,upon its
completion,submit a declaration to the Public Works Director that all work was done in
accordance with the recommendations contained in the soils and geologic investigation
reports and the approved plans and specifications. At Applicant/Developer's cost,Soils
Engineer or his technical representative must be on site at all times during grading for
inspections that will satisfy grading plan requirements.[PW]
67. Any grading on adjacent properties will require written approval of those property owners
affected.[PM
68. 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]
69. 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]
70. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.[PW]
IMPROVFMFNTS
71. Dublin Boulevard at Inspiration Drive shall be widened to provide an eastbound left turn
pocket to Inspiration Drive and a 12 foot westbound right-turn lane on Dublin Boulevard to
Inspiration Drive.[PW]
72. Inspiration Drive at Valley Christian Center access points shall be widened to provide 12
foot wide left turn pockets to Valley Christian Center driveways.WW1
73. Driveways shall not be installed over drainage inlets.[PW]
74. Drainage inlets shall not be installed on curb returns. [PW]
75. 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,PLI
76. Inspiration Drive shall be renamed in order to avoid the confusion of having an intersection
of Inspiration Drive and Inspiration Drive.[PL]
77. All sidewalks must be within City right-of-way or in a pedestrian easement.[PW]
78. No special paving or concrete paving in public streets will be allowed.[PW]
79. Silvergate Drive shall be re-striped at the new entrance to the development for turn lanes.
IPW]
80. Provide improvement plans and grading plans,including Martin Canyon Creek
improvements,prior to the issuance of any grading or improvement permits. The plans
must meet City of Dublin standards and be to the satisfaction of the Director of Public
Works.[PM
81. Submit three(3)sets of approved blueprints and approved original mylars or photo mylars
of improvement plans,grading plans,and recorded Final Map to the City of Dublin Public
Works Department. Upon completion of construction,the City's mylar shall be modified to
an"as-built"plan(mylar)prepared by a Registered Civil Engineer. A declaration by a Civil
13
PAGE oF 7
Engineer and Soils Engineer that all work was done under his supervision and in accordance
with the recommendations contained in the soils report shall be submitted to the Public
Works Department.[PWI
82. A homeowner's association or other vehicle acceptable to the City shall maintain all open
spaces,landscaping and irrigation in the tract,including the entrance island.[PWI
83. 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.[PWI
84. The Applicant/Developer must obtain or prove that he has rights to access and improve the
access road to the north of the creek and transfer an easement to the City. Access road
shall be improved to the satisfaction of the Director of Public Works. In addition,this
access road must be a minimum of 12'and designed,graded,the subgrade compacted,and
a minimum of six inches of Class II aggregate base be placed and compacted on the access
road. An easement for access and maintenance wide enough to properly maintain the road
and any drainage improvements associated with the roadway must be transferred to the
City. A turnaround must be designed and constructed at the west end of the access road.
[PWI
85. If the road in the above condition cannot be improved and an easement dedicated to the
City,then the eight-foot hiking trail shall be constructed as a twelve-foot trail and access
road.[PWI
86. The fence along the north property line of the creek area must be replaced with a six-foot
high black clad chain link fence at the north side of the access road from the west side of
Martin Canyon road easterly. Also,gates must be installed at critical areas,with the exact
location to be determined by Director of Public Works.[PWI
87. The fire access roads must be designed,constructed,and gated to the satisfaction of the
Director of Public Works.[PWI
88. A profile of the creek and cross sections at 200-foot(maximum)intervals and at changes
in creek cross sections should be determined by field survey as part of the hydraulic
investigation required and for verification of the required setbacks. These x-sections shall
show the 10,25,and 100 year water levels.[PWI
89. 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. Dublin Blvd.at Inspiration Drive must be constructed to provide a
left turn lane.[PWI
90. An encroachment permit shall be secured from the Public Works Director for any work done
within the public right-of-way where this work is not covered under the improvement plans.
[PWI {14 (1_...1l
91. Prior to occupancy,the Applicant/Developer shall be responsible for paying or reimbursing
Traffic Impact Fees of an additional right-turn lane and related signal modifications on the
west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost
shall be split between this development and the development of the Blaylock,Gleason,
Fletcher(Donlan Canyon)property immediately to the west,on a pro rata basis based on
the amount of traffic generated by each development.[PW]
92. Prior to approval of the improvement plans and Final Map,the Applicant/Developer shall
submit documents satisfactory to the City of Dublin dedicating the proposed road across
the Valley Christian Center property to the City of Dublin. Also,Applicant/Developer is
responsible to construct the road prior to occupancy of the 26th unit.(PW]
93. Prior to occupancy,the Applicant/Developer shall pay the Traffic Impact Fee for the
project's proportionate share of the cost for the widening of the existing Dublin Boulevard
roadway,between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic
lanes,two five-foot bike lanes,and a five-foot sidewalk,as generally shown on the
proposed widening plans prepared by TJKM and Greiner. The costs shall be determined
prior to issuance of the building permit.(PW]
94. Prior to occupancy,the Applicant/Developer shall reimburse the City for the project's
proportionate share(23.7%)of the cost of the redesign of the existing Dublin Boulevard/
Silvergate Drive intersection to form a"T"intersection with Dublin Boulevard.[PW]
95. Prior to release of building permits,the Applicant/Developer shall prune out all deadwood in
the trees to be saved and clean up ground of all deadwood and debris to keep this material
from getting into the watercourse. The CC&R's for the project shall establish a program to
provide this service at least once a year,occurring prior to October 15th of that year.[PW,
B)
96. All permanent structures shall be set back a minimum of 20 feet from(a)the top of the
bank of Martin Canyon Creek or(b)a 2(horizontal)to a 1 (vertical)projection from the toe
of the creek bank to the top of ground(whichever is greater)as required by the
Watercourse Protection Ordinance. Maintenance easement shall be recorded over any
portion of lots that encroach within this setback area and potential purchasers of the lots
shall be made aware that the City has the right to remove,and not replace,any
improvements that are constructed within the easement area.[PW]
97. The trail head at the collector street near Silvergate shall be 8 feet wide extending to the
street and designed to allow maintenance vehicles to access the trail from the street. The
Hiking Trail on the south side of the creek shall be 8'wide at a minimum.[PW]
98. The proposed aggregate-base access road along the north side of the creek and east of
Martin Canyon Road shall be 12 feet wide,and shall be dedicated to the City with the creek
improvements,to the satisfaction of the Public Works Director and subject to the approval
of the Department of Fish and Game and the Army Corps of Engineers. With approval
of
15
the Director of Public Works,this creek access road may be less than 12 feet wide in
limited areas where necessary for tree preservation.[PW]
99. The Applicant/Developer shall construct a streetlight and a 6'tall,black-clad,chain-link
fence around the turnaround area at the end of Martin Canyon,with a lockable gate to the
maintenance roadway to the east,to the satisfaction of the Public Works Director.WW1
100.There shall be turn around improvements made at the west end of the access road and
access trail,which shall be aggregate base for maintenance vehicles and police patrol
purposes.[PW]
101.The Applicant/Developer shall obtain,in the name of the City,an access easement to use
the proposed access road on the north side of the creek prior to recording of Final Map.
The Applicant/Developer shall obtain the permission of the property owner on which the
road exists to make improvements to the access road,and shall ensure that the road is 12
feet wide at a minimum and has an aggregate base satisfactory to the Public Works and
Planning Departments,prior to dedication of the creek area to the City.[PW1
102.If the Applicant/Developer is unable to arrange for an easement for use and maintenance
over the road discussed in the Condition above,an alternate location for a 12 foot wide
access road shall be provided on the project property,subject to the approval of all
applicable City Departments. If this Condition or any other Condition of Approval related to
the creek access trail or roads cannot be fulfilled by the Applicant/Developer,the portion of
this project approval related to the creek access trail/road shall revert back to the previous
design approved in 1989(with a 12 foot wide creek access trail/road on the south side of
the creek).[PW]
103.Lockable,removable bollards,or some other acceptable type of vehicle security measures,
shall be installed at each vehicular access to the trail to prevent unauthorized vehicles from
using the trail,while enabling access to the trail in the event of an emergency. The
Dougherty Regional Fire Authority may require,during the site review process or during
construction process,access to gates and behind houses for emergency purposes.[PW]
104.The access across the creek shall be over a properly designed pipe or culvert that will pass
the design storm flow and support fire and maintenance vehicle traffic loadings. The
access road over this pipe and creek area shall be paved with 2 inches of asphalt over 6
inches of aggregate base rock(as a minimum). The inlet and outfall of the pipe shall be
protected from erosion.[PWI
105.The Applicant/Developer shall provide a ten-foot wide flat rocked access area between the
lots off the Silvergate cul-de-sac(Meadow Court)and the top of the creek bank. This is to
provide access to the culvert headwall area upstream of Silvergate Drive.[PW]
106.Those portions of the access road and access trail adjacent to and associated with Phase 1
shall be improved and dedicated to the City prior to occupancy of any units in Phase 1.
[PW]
16 f_-4
PAGE—OE—
1O7.The Phase 1 access road and access trail improvements shall extend to and include the
proposed creek culvert crossing so that a drive-through maintenance loop can be made
without having to back up or turn around.WWI
108.When the creek area is dedicated to the City for maintenance of the public open space,the
City will accept,and be responsible for maintaining,the improved access road and access
trail and some of the open space and creek areas which are accessed from these roads.
The City shall determine the location of open space to be dedicated and maintained by the
City.(PM
109.Every effort shall be made to locate,design,and construct the creek access trail and access
road so that grading and tree removal impacts are reduced to the maximum extent possible,
so as to minimize damage to the ecological and aesthetic value and characteristics of the
open space area,while providing the necessary service functions.WW1
11O.The Applicant/Developer shall work with the Applicant/Developer of the adjacent property
Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility
connections,to the satisfaction of Public Works Director.[PW]
111.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 shall determine whether these plans substantially comply with the plans approved
by the City Council.[PW]
112.Manufactured slopes must be revegetated.(PM
113.Ten-foot Public Utility Easements must be dedicated along all public streets.[PW]
114.Handicap ramps must be placed at all curb returns and conform to Federal ADA and City of
Dublin Standards.WW1
115.Street trees must be placed along all public streets. The type of trees must be approved by
the Public Works Director and must be placed at least five feet from the back of sidewalk.
[PW]
116.The Applicant/Developer and it's representatives(engineer,contractor,etc.)must meet and
follow all the City's requirements and polices,including the Urban Runoff Program and
Water Efficient Landscape Ordinance.PM
117.A11 of the plans including Improvement Plans,Grading Plans,and subdivision maps must be
designed to the City of Dublin's standards,policies,requirements,title block and formats.
Grading plans must be designed based on approved soil reports. In addition to the civil
engineer,a soils engineer must sign the grading plans. The soils engineer must be present
at all times during grading. All plans must be designed and signed by a Registered Civil
Engineer. Plans must be to the satisfaction of the Director of Public Works,and after his
17 U7
Pi F�OF�
approval original mylars or photo mylars with three sets of blue prints must be submitted to
the City.[PWI
118.A faithful performance bond or securities that are 100%of Improvement cost,and a labor
and material bond or securities that are 50%of Improvement cost,must be provided prior
to issuing any improvement permits. Improvement cost will include street,drainage,
grading,utilities,and landscaping cost to the satisfaction of the Director of Public Works.
[PWI
119.Labor and materials bond will be released after City's acceptance of improvements. The
Performance bond will be released one year after acceptance of improvements. The
Applicant/Developer,with the approval of the Director of Public Works, has the option of
providing a Maintenance Bond after acceptance of improvements by the City in the amount
of 25%of improvements costs. This will serve instead of a Faithful Performance Bond.
Prior to release of the Faithful Performance Bond or the Maintenance Bond,all
improvements and landscaping shall be installed and established per approved plans and a
declaration by the project civil engineer that the finished graded building pads are within±
0.1 feet in elevation of those shown on approved plans.[PWI
120.A11 open space,common area landscaping and fire emergency access roads shall be
maintained by the Applicant/Developer or by a Homeowners'Association or other vehicle
acceptable to the City.[PWI
121.The minimum uniform street gradient shall be 1%and structure design of the road shall be
to the satisfaction and approval of the Director of Public Works. Parking lots shall have a
minimum gradient of 1%and a maximum gradient of 5%. No cut and fill slopes shall
exceed 2:1 unless recommended by the project soils engineer and approved by the Public
Works Director. 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.
WWI
122.All building pad elevations must be above the 100-year flood level.[PWj
123.Copies of the Final Map and improvement plans indicating all lots,streets,and drainage
facilities within the subdivision shall be submitted at 1"=400'scale and 1"=200 scale for
City mapping purposes.[PWI
124.The subdivider/developer is responsible for the job site and construction until the City of
Dublin accepts the improvements.[PWI
125.The subdivider shall pay a fee in lieu of park dedication to the City of Dublin as is required
by the Subdivision Ordinance.WWI
126.Any relocation of improvements or public facilities shall be accomplished at no expense to
the City.[PWI �(p IuII
127.Encroachment and grading permits shall be secured by the Applicant/Developer from the
Public Works Department.[PW1
128.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]
129.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 for the periodic inspection and maintenance of all
retaining walls that could possibly affect the public right-of-way.[PWl
130.Minimum sight distance for public streets including intersection sight distance shall meet
the CALTRANS Highway Design Manual.[PW]
131.Street names shall be submitted and processed through the Planning Department and shall
be indicated on the Final Map.WWI
132.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]
133.Electrical,gas,telephone,and Cable TV services,shall be provided underground to each lot
or building in accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements,sized to meet utility company
standards,or in public streets.All utilities to and within the project shall be underground.
WW1
134.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 for additional information.[PW]
135.Where the Applicant/Developer does not have needed easements or rights-of-entry,he shall
acquire easements,and/or obtain rights-of-entry from the adjacent property owners for
improvements required outside of the property. Copies of the easements and/or rights-of-
entry shall be in written form and shall be furnished to the Public Works Director.[PWI
136.Existing and proposed access and public utility easements shall be submitted for review and
approval by the Public Works Director prior to approval of the improvement plans. These
easements shall allow for practical vehicular and utility service access for all lots.[PWl
137.A 10-foot public utility easement shall be shown on the Final Map along all street frontages,
in addition to all other easements required by the utility companies or governmental
agencies.[PW]
19 7(1
138.Prior to filing for building permits,precise plans in City's title block and specifications for
street improvements,grading,drainage(including size,type and location of drainage
facilities both on and off-sitel and erosion and sedimentation control shall be submitted and
subject to the review and approval of the Public Works Director.(PW]
139.The Subdivider shall enter into an Improvement Agreement with the City for all public
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to,and approved by,the Public Works
Director and other affected agencies having jurisdiction over public improvements prior to
execution of the Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s)and property that relate to the
proposed improvements.[PW]
140.All street dedications shall include working easements for slopes.[PW]
141.The boundary of all lots and the exterior boundary of the Tract,as well as the centerline of
the streets,shall be survey monumented. At least three(31 permanent benchmarks shall be
established.[PWj
142.AII 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 satisfactory of Public Works Director.[PW]
MISCELLANEOUS
143.During the construction,noise control and construction traffic measures within residential
neighborhoods or on public streets must be taken to reduce noise and use of public streets
by construction traffic as directed by Public Works officials.[PW]
144.Construction and grading operations shall be limited to weekdays,Monday through Friday,
and non-City holidays,between the hours of 7:30 a.m.and 5:00 p.m. The Director of
Public Works may approve days and hours beyond the above mentioned days and hours
upon written request with the understanding that the Applicant/Developer is responsible for
the additional cost of the Public Works inspectors'overtime.[PW]
145.A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided,copies of the deeds and the Final Maps for adjoining
properties and easements shall be submitted at the time of the submission of the final
subdivision maps,if the Director of Public Works deems necessary.[PW]
146.Prior to final preparation of the subgrade and placement of base rock,all underground
utilities shall be installed and service connections stubbed out behind the sidewalk. Public
utilities,Cable TV,sanitary sewers,water lines and any other private utilities 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. All public and private utilities
shall be undergrounded.[PW]
20
147.The subdivider shall defend,indemnify,and hold harmless the City of Dublin and its agents,
officers,and employees,from any claim,action,or proceeding against the City of Dublin or
its agents,officers,or employees,to attack,set aside,void,or annul,an approval of the
City of Dublin or its advisory agency,appeal board,or legislative body concerning a
subdivision,which action is brought within the time period provided for in Section
66499.37 of the Government Code of the State of California. The City of Dublin shall
promptly notify the subdivider of any claim,action,or proceedings.[ADM,PW]
148.This property shall be annexed to the Street Lighting Maintenance Assessment District.
[PW]
149.AII construction traffic may be subject to specific routing as determined by the Public
Works Director.[PW]
150.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.
[PWI
151.In submitting subsequent plans for review and approval,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/Developer will be responsible for obtaining the approvals of all participating non-
City agencies prior to the issuance of building permits.WWI
152.Submit three approved(3)blueprints and approved an original mylar or photo mylar of the
Improvement Plan,Grading Plan and recorded Final Map to City of Dublin's Public Works.
Upon completion of construction,the City's mylars shall be modified to an as-built plan
(mylar)prepared by a Registered Civil Engineer,and a declaration by a Civil Engineer and
Soils Engineer stating that all work was done under his supervision and in accordance with
the recommendation contained in the soils report shall be submitted to the Public Works
Department.[PW]
153.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.LPL]
154.Signs established for project identification(with regard to number,size,location,copy and
design)shall be subject to review and approval of Site Development Review.[PL]
155.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]
156.To apply for building permits,the Applicant/Developer shall submit six(6)sets of
construction plans and two(2)sets of Site Plans for each phase within the subdivision to
the Building Department for plan check. The plans shall have attached two annotated
21
copies of the Appealable Action Letter. The notations shall clearly indicate how all
Conditions of Approval will be complied with. Construction plans will not be accepted
without the annotated 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 7th day of August, 1995.
Planning Commission Chairperson
ATTEST:
Planning Director
G:\95-016Res3
22 5 2,
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ATTACHMENT 1.
#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 I 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. '1
1
8LIN pL4NNlH
ATTACHMENT Z
5 \ 7
From : Marti BuxtoniPh#: (51O)254-6965 PHONE No. : 510 254 7954 May. n4 1995 1:05PM P02
#4 WRITTEN STATEMENT
HANSEN RANCH
AMENDMENT TO SITE DEVELOPMENT REVIEW (92-014)
PHASE 1
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 reflect 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
0;V5
55 -��
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: ATTACHME T 3
[ccreso3] 1
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
190 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 plane 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.
J
[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.
'7c1
[ccreso3] 3
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
59 -N
(ccreso33 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.
PAGE6°OFlq
[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 / 1
Mayor /0
ATTEST:(,—) /J
City Clerk
(21
[ccreso3] 6 0'—
Ill , 5 111
i CITY OF DUBLIN
\�, ; %/�// PO. Box 2340, Dublin, California 94568 City Offices, 100 Civic Plaza. Dublin, California 94568
CITY OF DUBLIN
RESIFDENTIAL 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 inchesthick 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) 833-6645 ��
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
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 nor
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 A
requirements.
fi Gz OF
2. Final landscape plans, irrigation system plans, tree preservation
techniques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size. •
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee 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, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved
plans and the conditions required by the City.
FACEL 01 Y14
0
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 :
A1"1ACHMEN1
Rev: 5/17/89 1 �j
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
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
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 -ti
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.
- 7 -
Rev: 5/17/89 - ��
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 `'C_J
-
Rev: 5/17/89
Or
THE CITY OF DUBLIN
P.O. Box 40
Dublin.C 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:
ATTACUMENT 7
Form 83-05 1/83