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HomeMy WebLinkAboutPC Reso 88-050 PA 88-025.1 and .2 Villages at willow creek project for family res. dev. 135 condos RESOLUTION NO. 88-050 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS PA 88-025.1 AND PA 88-025.2 STANDARD PACIFIC-NORTHERN CALIFORNIA - VILLAGE IV OF THE VILLAGES AT WILLOW CREEK PROJECT FOR A PROPOSED MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT OF 135 CONDOMINIUM UNITS PROPOSED OVER A 8.3+ ACRE PROPERTY FRONTING AT THE NORTHWEST QUADRANT OF THE INTERSECTION OF DOUGHERTY ROAD AND ALAMO CREEK DRIVE (WILLOW CREEK DRIVE) WHEREAS, Standard Pacific - Northern California requests approval of a Conditional Use Permit to allow modification to the approved Land Use and Development Plan for the Villages at Willow Creek PD, Planned Development District project to establish a new Land Use and Development Plan for Village IV of the project; and WHEREAS, Section 8-31.18 of the Zoning Ordinance establishes the Conditional Use Permit process as the mechanism to allow consideration of minor modifications to approved Land Use and Development Plans; and WHEREAS, Standard Pacific - Northern California concurrently requests approval of a Site Development Review for the proposed 135-unit condominium project; and WHEREAS, the Planning Commission held a public hearing on said applications on August 15, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the PD, Planned Develpoment District and Tentative Map covering the Villages at Willow Creek project (City Council Resolution No. 30-86); and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commisison did hear and consider all said reports, recommendations, and testimony hereinabove set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds: A. The Conditional Use Permit and Site Development Review requests are substantially consistent with the intent and requirements set forth within the Conditions of Approval covering this property. Specifically, the request is substantially consistent with the requirements set forth by Resolution No. 31-86 of the Dublin City Council (PA 85-041.1 Planned Development Rezoning) and Resolution No. 32-86 of the Dublin City Council (PA 85-041.2 Tentative Map 5511). B. The approval of the Conditional Use Permit and Site Development Review requests will be consistent with the Dublin General Plan. C. The Conditional Use Permit and Site Development Review requests will not have a significant environmental impact. A Mitigated Negative Declaration of Environmental Significance for the Rezoning and Tentative Map applications (PA 85-041.1 and .2) has been previously issued covering the proposed residential project. -1- D. The Conditional Use Permit and Site Development Review requests are appropriate for the subject property in terms of being compatible to existing and planned land uses in the area, will be visually attractive, will not overburden public services, and will provide housing of a type and cost that is desired, yet not readily available in the City of Dublin. E. The Conditional Use Permit and Site Development Review requests will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvement. F. General site considerations, including site layout, vehicular access, circulation and parking, setbacks, public safety and similar elements, have been designed to provide a desirable environment for the development. G. General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site building materials, colors and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of planned future land uses. H. General landscape considerations, including the locations, provisions for irrigation, maintenance and protection of landscaped areas and similar elements, have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment for the public. I. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, and the site is in a good location regarding public services and facilities. CONDITIONS OF APPROVAL: Unless otherwise specified, the following conditions shall be complied with prior to issuance of building permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL REQUIREMENTS: 1. Except as specifically modified or elaborated upon by the conditions listed below, development of the 8.3+ acre - 135-unit condominium project shall conform to the Conditions of Approval established by Resolution Nos. 31-86 and 32-86 of the Dublin City Council, approved on March 24, 1986, for City File PA 85-041.1 and .2. 2. Except as specifically modified elsewhere in these Conditions, development shall be generally consistent with the following submittals: a. Detailed Project Description for Village IV - as described by the Written Statement and the Environmental Assessment Form, both dated received March 21, 1988, and submitted with the application. b. Unit Plans, Building Plans, Elevations and Roof Plans prepared by Berkus Group Architects, consisting of 5 sheets and dated received March 2, 1988, as modified by the Revised Floor Plans prepared by Berkus Group Architects, consisting of 1 sheet and dated received July 22, 1988. c. Preliminary Grading Plan prepared by Adams Streeter Civil Engineers, Inc. consisting of 1 sheet and dated received April 28, 1988. d. Revised Site Plans consisting of 2 sheets prepared by Frisbie Associate Planning Company and dated received July 22, 1988. e. Preliminary Landscape Plan consisting of four sheets and dated received April 19, 1988, prepared by Robert Mitchell & Associates as modified by revised landscape and hardscape plans prepared by Robert Mitchell & Associates consisting of 2 sheets and dated received July 27, 1988. Collectively, these materials shall serve as Exhibit "A" for this project, and shall be maintained on file with the Planning Department. -2- 3. Except as may be specifically provided for within these Conditions of Approval, the development shall comply with City of Dublin Site Development Review Standard Conditions (see Attachment A). 4. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements (see Attachment B). 5. Except as may be specifically provided for within these Conditions of Approval, the development shall comply with the City of Dublin Preliminary Residential Condominium Guidelines (Attachment C). 6. The Developer shall complete and submit the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement (see Attachment D). 7. The Conditional Use Permit and the Site Development Review approvals shall be valid until August 24, 1989. The approval period for the permit may be extended one additional year (Developer must submit a written request for the extension prior to the expiration date of the permits) by the Planning Director upon a determination that the Conditions of Approval remain adequate to assure that the above stated Findings of Approval will continue to be met. Failure to exercise the approval, or to make substantial progress in completing the project, will cause the permit to become null and void. 8. Construction plans shall clearly show the location, design and materials used for any project fences, walls, gates and retaining walls. The design, location and materials used for these items are subject to review and approval by the Planning Director. Wooden fence posts and any other wooden fence members in direct contact with the soil shall be pressure treated, unless an alternative treatment/material is approved by the Building Official. 9. All construction shall be limited to take place between the hours of 7:30 a.m. and 6:00 p.m., Monday through Friday, except as may be approved in advance in writing by the City Engineer. 10. Prior to the issuance of building permits, a Parcel Map shall be filed creating this parcel. The developer shall enter into a development agreement and post security guaranteeing the installation of the required improvements. 11. The developer is reminded that the Tentative Map for Tract 5511 expires in two and one-half (2-1/2) years from the date of approval. It is recommended that an extension request be submitted to the Planning Director for consideration as soon as possible. 12. An advisory statement shall be supplied to all project residents regarding potential noise impacts related to the Camp Parks Reserve Training Facility (to be supplied within the project rental agreements). The advisory statement shall be substantially consistent with the draft statement provided below. The advisory statement shall be modified, as necessary, to reflect the latest available information from the Army Corps of Engineer's noise monitoring studies currently under way in conjunction with the preparation of a new Master Plan for Camp Parks RFTA, or any additional acoustical information regarding Camp Parks RFTA activities which become available prior to the issuance of building permits. In response to any new information made available prior to the issuance of building permits, supplemental acoustical analysis shall be performed to determine if any additional noise attenuation measures are required for this project. Written acknowledgement of receipt of the advisory statement shall be secured from buyers as part of the settlement documents between seller and buyer. Upon request, a copy of said acknowledgments shall be given to the Planning Department. The Villages at Alamo Creek Residential Community lies adjacent to the Parks Reserve Forces Training Area. The following reports have been prepared addressing the potential noise impacts to the future residents of the Villages at Alamo Creek due to activity at Camp parks: 1) "Roadway Traffic and Parks RFTA Noise Analysis Study for Alamo Creek Villages, Dublin, California", prepared by Edward L. Pack Associates, Inc., and dated July 2, 1985, 2) "Sound Transmission -3- (STC) Ratings for the Windows of the Planned Alamo Creek Villages", Dublin, prepared by Edward L. Pack Associates, Inc., and dated September 4, 1985, 3) "Alamo Creek Villages Noise Assessment", prepared by Charles M. Salter Associates, Inc., and dated December 13, 1985, and 4) "Final Comments Regarding Noise Impacts on the Villages at Alamo Creek", prepared by Charles M. Salter Associates, Inc., and dated January 17, 1986. Presently there is no specific information on the number of days that use of each of the arms training ranges will occur, nor as to the number of rounds that would be fired at each range over the course of the year. Therefore, an accurate value for the annual average community noise equivalent level (CNEL) at the Villages cannot be calculated. However, based on previous noise measurements and the fact that there will be virtually no nighttime activity at this site, it is anticipated that the annual CNEL will be below the City of Dublin's outdoor noise criteria for residential development--a CNEL of 60 dB. On certain days with high activity levels, maximum noise levels will reach 70 dBA. These levels will exceed background noise levels in the area by as much as as 30 dBA and could be expected to annoy some of the residents. While the Army has previously indicated they do not anticipate having helicopters fly directly over residential areas, they do expect approximately 10 military helicopter flights per week into the Camp Parks area. Because these military helicopters generate high noise levels, sporatic complaints about helicopter overflights can be expected. However, no nighttime helicopter flights are currently anticipated. Efforts have been made to sound-insulate all the residential buildings to mitigate potential noise impacts within the structures. 13. A condominium plan shall be filed for this property prior to occupancy of any unit. 14. Prior to the issuance of building permits, the Developer shall submit a letter documenting that the Ordinance requirements of the Dougherty Regional Fire Authority (DRFA) have been, or will be, satisfied. (Attachment E outlines DRFA's requirements). 15. Construction plans submitted for building permits shall include details on design, dimensions, locations and materials for the swimming pool, spa, gazebo, mail kiosk, tennis court, and trash enclosures. These details are subject to review and approval by the Planning Director. 16. A street naming and numbering system based on the City address grid system must be submitted for review and approval by the Building Inspection Department prior to the issuance of building permits. SITE PLANS 17. Driveway aprons shall be concrete and receive a finish distinctly different from that portion of the driveway which aligns with the walkway. In addition, 1/2 inch expansion joints for the concrete driveway apron shall be located in the driveway to align with adjacent walkway. 18. Minimum distance between buildings shall be 20 feet. 19. Minimum distance between patio walls shall be 10 feet. Specifically the distance between patio walls between buildings D and E, H and I, J and K and L and M shall be increased to 10 feet. 20. Minimum building setback from internal roads shall be 5 feet, except that a minimum of 15 feet setback is required from the main entry road. 21. Mailbox locations shall be approved by the U.S. Postal Service prior to acquiring building permits. Written confirmation of said approval shall be supplied to the Planning Department. Mailboxes along easterly edge of property shall be separated from trash enclosure location, preferably on the buildings side of the drive aisle. -4- 22. All uncovered parking spaces shall be shown to be at least 9 feet in width and 19 feet in length. Compacts shall be shown to be at least 8 feet in width and 17 feet in length. A 2 foot overhang (into a landscaped area) is permitted. 23. Parking ratio of 2.15 spaces per dwelling unit shall be provided. A maximum of 50% of the uncovered spaces may be for compact cars. 24. Parking shall be permitted only in approved parking stalls and garages. No parking is permitted in driveways or along street. No storage of vehicles or other items is permitted in any parking areas, including garages. LANDSCAPE PLANS 25. The root shields utilized throughout this project shall be by Deep Root Control Products, made of high impact polystyrene, or of an equivalent design, as determined acceptable by the City Engineer. The locations where root shields shall be utilized shall be subject to review and approval by the City Engineer. 26. Transformers, irrigation control boxes, backflow devices, valves, and the like, shall be enclosed in vaults, fencing and/or painted out and landscaped, as determined acceptable to the Planning Director. 27. The internal pedestrian walkway system shall be subject to review and approval as part of the Project Landscape Working Drawings. 28. The design and magnitude of any additional grading or filling proposed within the dry creek swale along the north boundary of the project shall be subject to review and approval by the Planning Department as part of the Project Landscape Working Drawings. Landscape treatment within this area shall be reflective of the design directives established by a horticultural report prepared for the existing mature trees in the area. Landscaping of this area shall be coordinated with the property to the north (Village V) so that all work is completed in compliance with the horticultural report completed for the Villages. Consideration should be given to mutual maintenance of this area. The developer shall be responsible for the installation of landscape and irrigation improvements in the swale a minimum of two weeks prior to occupancy of the 100th Unit of Unit IV. 29. Landscaping for the area between the soundwall and Dougherty Road shall conform to the plans prepared by Anthony M. Guzzardo and Associates, Inc. titled Dougherty Road Phase 2 and dated 4 January 1988, or revised plan approved by the Planning Director, and shall be installed a minimum of two weeks prior to occupancy of any unit. IMPROVEMENTS/PLANS 30. Prior to filing for building permits, complete project improvement plans, including precise plans and specification for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site) and erosion and sedimentation control shall be submitted to and approved by the City Engineer. 31. Textured project entry pavement treatment shall be supplied at both project entries off of Fall Creek Road. The design, materials, dimensional layout and traffic signing for the entry pavement areas shall be subject to review and approval as part of the Project Landscape Working Drawings. 32. Construction Plans shall include design and location details for vehicular traffic signing (e.g. stop signs, street name signs) throughout the project site. The striping and signing of internal roadways shall be subject to review and approval by the City Engineer prior to installation. Internal roadways shall be posted as private streets. Parking area striping and signing shall include small car, handicapped and visitor parking information. Use of double striping for open parking spaces is encouraged. 33. The Applicant shall submit a Private Vehicle Accessway Agreement for review and approval by the City Engineer and City Attorney. The Agreement shall serve to establish a contract which will enable the City to provide -5- r1 specified maintenance service on the vehicle accessways in the event the Developer or the Homeowner's Association fails to so maintain them (see Sample Agreement - Attachment F). 34. Details of the textured concrete walks and the stamped concrete entryways and crosswalks shall be clearly delineated on construction plans. The design, materials, dimensional layout and colors shall be subject to review and approval by the Planning Director. 35. Unless specifically provided for within the Project Improvement Plans, parking of recreational vehicles (as defined in Section 8-22.51 of the City Zoning Ordinance) within this project is specifically prohibited. Said restrictions shall be prominently outlined within the Terms of Sale Agreement for individuals purchasing units in the project. Upon request, copies of such documents shall be submitted to the Planning Department. 36. Improvement of Fall Creek Road from Willow Creek Road to Dougherty Road shall be completed two weeks prior to the request for occupancy of any unit in the project. 37. Install "no parking", "bus", and other required signs along Fall Creek Road. 38. A 10-foot wide concrete paving strip shall be provided across each entrance. It shall align with the lip of gutter on Fall Creek Road and textured paving stones on project interior. 39. If occupancy is requested to occur in phases, then all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Construction-Phased Occupancy Plan approved by the Planning Department. Said plan shall be submitted a minimum of 45 days prior to the occupancy of any unit covered by the plan. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonable expected services and amenities, and completely separated from remaining additional construction activity. Any approved Construction-Phased Occupancy Plan shall have sufficient cash deposits or other assurances to guarantee that the project and all associated improvements shall be installed in a timely and satisfactory manner. Any approved Construction-Phased Occupancy Plan shall indicate the proposed timing of completion of the project recreational facilities. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from all occupants or tenants for the portions of the project to be occupied, and shall be filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the Developer and Buyer, if applicable. 40. A grading permit shall be obtained prior to any grading to the site. 41. An encroachment permit is required for all work in the public right-of-way. 42. The landscaping, irrigation, sidewalks, and fencing on the west side of the project's Fall Creek Road frontage from Willow Creek Road to Dougherty Road shall be installed a minimum of two weeks prior to requesting the framing inspection of the 100th unit in the project and prior to the occupancy of any units in this project. 43. Internal pedestrian walkway systems shall be extended to Fall Creek Road on both sides of each entrance. Wheelchair ramps per Title 24 shall be provided at each entrance return with ramps and connecting sidewalks provided on the opposite side of Fall Creek Road to connect to the sidewalk on that side. Six-foot sidewalk shall also be provided on the east side of Fall Creek Road between Willow Creek Road and the first entrance. 44. Existing storm drain lines shall be relocated and easements abandoned and rededicated as required to avoid building areas. 45. This property shall be annexed to Landscaping and Lighting Maintenance Assessment District No. 1986.1. 46. As-built drawings showing the locations of all underground utilities (water, storm and sanitary sewer, gas, electric, telephone and cable TV) shall be provided to the City. -6- SOUNDWALL 47. The soundwall, sidewalk, landscaping, and irrigation along Dougherty Road from the Alameda County/Contra Costa County Line to Willow Creek Drive shall be installed a minimum of two weeks prior to the request for occupancy for any unit in the project. Temporary openings in the wall may be allowed for construction activity access, if approved by the City Engineer. The wall shall comply with the conditions set forth in PA 87-131 (November 3, 1987). 48. The structural designs for soundwalls shall be submitted to the City for review and approval. ARCHITECTURAL/BUILDINGS 49. Exterior colors and materials for the structures shall be subject to final review and approval by the Planning Director and shall be shown on constructions plans. A colors and materials sample board shall be submitted with construction plans when applying for building permits. Roofing materials shall be Life Tile or an approved equivalent. 50. All ducts, meters, and other mechanical equipment on the structures shall be effectively screened from view with materials architecturally compatible with the main structures. The method used to accomplish this shall be clearly delineated on construction plans and shall be subject to review and approval by the Planning Director. 51. Unit security shall contain: dead bolt locks with security strike plates on all entry doors; a 180 degree peephole on all entry doors; positive window locks; pin locks on all sliding glass doors; dead bolt locks with security strike plates or hardened padlock hasps on all exterior unit storage areas. 52. Exterior lighting shall be provided on stairwells, dwelling entrances and by street and unit numbers. 53. A minimum of 120 cubic feet of special storage shall be provided for each unit. Architectural plans shall be revised to clearly indicate 120 cubic feet of usable and water proofed storage space. Clear access shall be provided to water heater, furnace and other utility equipment. SIGNS 54. Signs established for the project (other than traffic regulatory signs) shall be subject to review under a separate Planning Department application. No signs shall be installed on the site without prior Planning Department review and approval. 55. Design and location of address directories shall be approved by the Planning Director and Dougherty Regional Fire Authority (DRFA) prior to occupancy of any unit. 56. No off-site subdivision signs shall be utilized within the City limits until the appropriate Conditional Use Permit approvals are secured. MISCELLANEOUS 57. The recreation area pool shall incorporate use of solar collector panels. The type of panel utilized shall be subject to approval of the Planning Director. The Developer shall supply documentation that the number, size and location of the panels utilized shall suffice to provide adequate pool heating for a reasonable length of time in each calendar year. Heating of the pool may be supplemented by gas heaters. 58. All trash enclosures shown on the Site Plan listed in Condition #2 shall be for two dumpsters each. 59. The developer shall comply with all requirements of the Dublin San Ramon Services District Water Department and provide a letter from them documenting that all Ordinance requirements have been, or will be, satisfied. This letter shall be submitted prior to the issuance of building permits. -7- . 60. New exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be minimized to provide for security needs only. 61. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of the Final Action Letter. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated Final Action Letter attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non- city agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 15th day of August, 1988. AYES: Commissioners Barnes, Burnham and Tempel NOES: None ABSENT: Commissioners Mack and Zika die2C-eD 1--/teta,(A.L. Planning Commission airperson ATTE T: c Planning Direct r -8-