HomeMy WebLinkAbout99-063 DublinRanchSDR 01-25-2000AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 25, 2000
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
DESCRIPTION:
PUBLIC HEARING -PA 99-063 Dublin Ranch Neighborhood L-4
(Tract 6959) Site Development Review
(Report Prepared by: Michael Porto, Planning Consultant)
1) Resolution approving the Site Development Review
2) Site Development Review Submittal Package
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 heazing and deliberate.
5) Adopt Resolution relating to PA 99-063.
This specific project is comprised of 15.7 acres of residential development and 3.0 acres of open space
landscape parcels for a total 18.7 acres. The project has 92 detached, single family units on 50x80' lots with a
minimum of 4000 square feet. Designated uses include single family residential, open space/landscape azeas
and roads.
BACKGROUND:
The Planning Commission, at their meeting of December 8, 1998, reviewed and approved the Dublin Ranch
Phase I development within the Eastern Dublin Specific Plan area. This approval consisted of 8 Vesting
Tentative Tract Maps and 6 Site Development Reviews. Two neighborhoods, L-1 and L-4, received approval
of their Vesting Tentative Tract Maps but Site Design Reviews for these neighborhoods were not processed at
that time. The L-6 Neighborhood received approval of a Vesting Tentative Tract Map subsequent to the
December 8, 1998 approval. The subject of this application, Subdivision 6959; Neighborhood L-4, is before
the Planning Commission to receive approval of the Site Design Review for the single-family residential units
to be constructed on the lots previous approved.
The L-4 Neighborhood is located on the south side of Antone Way which is the major east/west connector
between South Dublin Ranch Drive and future Fallon Road. Devaney Drive, a future north south collector that
will ultimately become the "Main Street" in the Town Center Village Commercial Center in Area G, divides
the subdivision in a north south direction with approximately 14 homes and the major open space corridor to
the west and the remaining 78 lots and slope bank azea to the east of Devaney Drive. Centex is currently
constructing home on Neighborhood L-5 directly east of the subject property. The property was graded as a
part of the original grading operation for Phase I of Dublin Ranch. Fine grading of the lots will occur at the
time of building permit issuance.
COPIES TO:
Applicant
Property Owner
PA File
Project Manager
ITEM NO. ~ ~ ~
Along the westerly boundary of the subject property is an Open Space and Stream Corridor that was discussed
previously. This element of Dublin Ranch generally runs in a north/south direction and includes a 100 foot
wide azea planted in native shrubs and trees to replicate the drainage corridors previously existing in the hills.
A public trail is included in this Open Space azea and will eventually link to a regional trail system and the
Village Center to the south.
Issues such as walls, fences and perimeter landscaping were all considered as a part of the previous approval.
The application before the Planning Commission is for the design of the individual residential units to be
located on these previously subdivided lots.
ANALYSIS:
Plan Descri tion:
Neighborhood L-4 is proposing to utilize the same floor plans as Neighborhood L-2 currently under
construction and known as the "Mayfield" development. Shea homes is the developer. The Planning
Commission has the unique opportunity to view the homes to be built on the lots within the L-4 Neighborhood
by visiting the existing "Mayfield" model complex on South Dublin Ranch Drive. It should be noted, however,
that the architectural styles for the new neighborhood will be totally different providing a visual look unique to
this neighborhood only.
The applicant is proposing three different floor plans with various options available. The home range from
2,220 to 2,509 square feet. All plans are two story and feature differing gazage configurations to break up the
streetscape and create visual interest. The corner units were designed to increase visibility and soften the edges
of the corners with layering of setbacks. Formal dining rooms, eating nooks and family rooms are included in
all floor plans. Two car gazages are included on all plans with the Plan 2 and 3 offering a three-car option in a
tandem configuration. The Plan 1 places the garage at the rear of the lot further reducing the dominance of the
automobile on the streetscape and this garage can have a second floor studio option incorporated. When the
studio is chosen, a separate exterior stair access is provided. The following breakdown of square footage and
bedroom/bath configurations is provided below:
As mentioned previously, the Plan 1 has the garage located to the rear of the property. The driveway passes by
the majority of the home through a porte-cochere. The introduction of this type of a residential unit will take
the garage from the dominant position at the front of the home lessening the magnitude of both the paved
driveway and the automobile. Plans 2 and 3 have traditional 2 caz front-on gazages with third car options in a
tandem configuration further downplaying the automobile on the front of the unit. These two-car gazage are set
behind the major front fapade of the building, providing a dominance of the living unit. Window-to-window
conflicts have been reduced by the increased sideyazd setback of the Plan 1 and the need to bring the driveway
to the garage at the back of the lot or plotting the active side of one home against the passive side of the one on
the adjacent lot. The passive side of the adjacent home has either high windows or windows placed in such a
manner that window-to-window conflicts reduced significantly.
Architectural Stvle Description:
Although the floor plans are practically identical to the currently developing L-2 Neighborhood, the basic
azchitectural style of the homes will be significantly altered. The L-2 homes utilize a "Spanish Colonial,"
"Prairie" and "Cottage" style of homes. The L-4 Neighborhood of Dublin Ranch Phase I proposes three unique
architectural styles; the "Craftsman Bungalow," "American Farmhouse" and "Renaissance Revival." The
intention of the overall design is to emphasize the site's chazacteristics and strengthen the total image of this
development. The diverse building massing and plan orientation of residential units is organized to create
friendly, visually pleasing perspectives and make the L-4 Neighborhood different than the L-2 Neighborhood.
Craftsman Bungalow style is intended to reflect a handcrafted quality. Design characteristics
include gently pitched gable roofs with projecting gable ends, wood columns at porches with stone
or brick masses and siding as accent in the gable ends.
2. American Farmhouse can be traced to the Colonial and Cape Cod styles. Design characteristics
include the appearance of steep pitched gable roofs with limited use of hip elements, porches with
shallower roof pitch, azeas of wood siding and stucco with stone or brick veneers, and simple
window detail flanked by shutters.
3. Renaissance Revival is characterized by a combination of rambling informality and traditional
square towers. Design characteristics include shallow pitched hip roofs utilizing "S" tile, enhanced
detailing at windows, embellished entry door frames, stucco banding and widened stucco
wainscoting, and strong use of color.
Color and Materials:
The applicant is proposing 9 separate color schemes; 3 for each building style. Each color scheme will
incorporate a separate roof the color which will allow for 9 different roof colors. There will be 3 vazied brick
and stone veneers for each color scheme.
CONCLUSIONS:
Although the proposed floor plans for this neighborhood are practically identical to those currently under
construction in Neighborhood L-2, the revised azchitecture will create an area of distinct and different
appearing units. The azchitectural elements of Crafsman Bungalow, American Farmhouse and Renaissance
Revival aze utilized elsewhere in Phase I of Dublin Ranch (Neighborhood L-3 and L-5) so the proposed project
will blend well with the overall theme established in the Phase I area. Of all the lower density residential
products currently under construction on Dublin Ranch, the L-2/L-4 product with the Plan 1 unit having the
gazage at the rear of the lot, creates a streetscape that reduces the presence of the automobile and makes the
environment more pedestrian friendly. Development of this tract will enhance Phase I and continue to provide
abroad spectrum of housing opportunities.
GENERAL INFORMATION
APPLICANT: Don Hofer
Shea Homes L.P.
2155 Las Positas Court #T
Livermore, CA 94550
PROPERTY OWNER: Kevin Peters
MSSH Dublin Development LLC
2155 Las Positas Court #T
Livermore, CA 94550
LOCATION: South side of Antone Way, West of Centex Development Neighborhood L-
5, Dublin Ranch Phase I, Tract 6959.
ASSESSOR PARCEL: 985-3-3-2 (PORTION)
GENERAL PLAN
DESIGNATION: Single Family Residential (0.9 to 6.0 du/ac)
SPECIFIC PLAN
DESIGNATION: Single Family Residential (0.9 to 6.0 du/ac)
EXISTING ZONING
AND LAND USE: Zoning: Single Family Residential Planned Development
Land Use: Vacant/Mass graded for single family residential
development.
4
RESOLUTION NO.00-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW FOR SUBDIVISION 6959 (NEIGHBOHOOD
L-4, DUBLIN RANCH PHASE I) AS FILED BY SHEA HOMES L.P.
ON BEHALF OF MSSH DUBLIN DEVELOPMENT LLC.
PA 99-063
WHEREAS, Kevin Peters on behalf of MSSH Dublin Development LLC has requested approval of a
Site Development Review for Subdivision 6959, Neighborhood L-4 of Dublin Ranch Phase I to develop 92
residential lots and open space/landscape parcels in the Eastern Dublin Specific Planning area; and
WHEREAS, a complete application for the above noted entitlement request is available and on file
in the Community Development Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the proposed project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by
Resolution No. 51-93, and the Addenda dated May 4, 1993 and August 22, 1994 (the "EIR"); and
WHEREAS, the Planning Commission did hold a public hearing on said application on January 25,
2000; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a staff report was submitted recommending that the Planning Commission approve the
Site Design Review, subject to conditions; and
WHEREAS, the Planning Commission did heaz and use their independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby make the following findings and determinations regarding said proposed Site
Development Review:
1. The approval of this application (PA 99-063), as conditioned, is consistent with the
intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance.
2. The approval of this application, as conditioned, complies with the policies of the General
Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the
project, which allows for residential development at this location.
3. The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance.
ATTACHMENT ~
4. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
5. The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and implements the
Dublin General Plan and Eastern Dublin Specific Plan.
6. The proposed site development, including site layout, vehiculaz access, circulation and
parking, setbacks, height, walls, public safety, and similaz elements, as conditioned, has been designed to
provide a harmonious environment for the development.
7. The project has been designed with architectural considerations (including the chazacter,
scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to
ensure compatibility among the design of this project, the chazacter of adjacent uses, and the requirements of
public service agencies.
8. Landscape elements (including the location, type, size, color, texture, and coverage of plant
materials, provisions, and similaz elements previously approved) combined with Conditions of Approval
have been established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
the Site Development Review for PA 99-063 subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise all Conditions of Approval shall be complied with prior to the issuance of
buildine permits or establishment of use and shall be subiect to De~utment of Community Development
review and approval The followin¢ codes represent those departments/agencies responsible for
monitoring compliance of the conditions of arororoval• fADM] Administration/City Attorney, fBl Buildin¢
division of the Community Development Department fDSRI Dublin San Ramon Services District, fFl
Alameda County Fire Department/City of Dublin Fire Prevention, jFIN} Finance Department, fPLI
Plannine division of the Community Development Department fP01 Police fPWI Public Works
Department.
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior for
GENE RAL CONUITiC31~TS
1. Approval. PA 99-063, Neighborhood L-4 Dublin PL, PW Approval of N/A
Ranch Phase I, Tract 6959 is approved to develop 92 any plan
single family detached homes open space and
landscape pazcels, a stream corridor and a trail. This
approval shall conform generally to the plans, text,
and illustrations contained in the applicant's
application package dated received January 19, 2000
in Sheets 2 through 14 as prepared by MacKay and
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
Somps (Engineers) and William Hezmalhalch
(architect), and all other plans, texts and diagrams
submitted as part of the subdivision proposal unless
modified by the Conditions of Approval contained
herein al] of which are on file in the Community
Development Department.
2. Fees. Applicant/Developer shall pay all applicable Various Vazious times, 31-33, 47, 266
fees in effect at the time of building permit issuance, but no later MM Matrix
including, but not limited to, Planning fees, Building than Issuance
fees, Dublin San Ramon Services District fees, Public of Building
Facilities fees, Dublin Unified School District School Permits
Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation
fees, Inclusionazy Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone
7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement.
Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and
assessment of the fair shaze of the new or revised
fees.
3. Previous Approvals. All conditions contained in Various Various Times N/A
Planning Commission Resolution No. 98-55,
approving the tentative tract map aze hereby
incorporated by reference.
4. Required Permits. Applicant/Developer shall obtain Various Various times, Standazd
all necessazy permits required by other agencies and but no later
shall submit copies of the permits to the Department than Issuance
of Public Works. of Building
Permits
5. Building Codes and Ordinances. All project B Through Standazd
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
6. Standard Conditions. The project shall comply PL, B Through Standard
with the City of Dublin Site Development Review Completion
Standard Conditions.
7. House Numbers List. Applicant/Developer shall PL Issuance of COA
submit a house numbers list corresponding lots Building
shown on the Tentative Map. Said list is subject to Permits
approval of the Director of Community
Development.
8. Term. Approval of the Site Development Review PL Approval of Standazd
shall be valid for one yeaz from approval by the Improvement
Planning Commission. If construction has not Plans
NO. CONDITION TEXT RESP. WHEN .APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
commenced by that time, this approval shall be null
and void. The approval period for Site Development
Review may be extended six (6) additional months by
the Director of Community Development upon
determination that the Conditions of Approval remain
adequate to assure that the above stated findings of
approval will continue to be met.
(Applicant/Developer must submit a written request
for the extension prior to the expiration date of the
Site Development Review.)
9. Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Code
Zoning Ordinance. Any violation of the terms or
conditions of this approval shall be subject to
citation.
10. Air Conditioning Units -Air conditioning units and B, PL Occupancy of COA
ventilation ducts shall be screened from public view Unit
with materials compatible to the main building and
shall not be roof mounted. Units shall be
permanently installed on concrete pads or other non-
movable materials to be approved by the Building
Official and Director of Community Development.
Air conditioning units shall be located such that each
dwelling unit has one side yazd with an unobstructed
width of less than 36 inches.
11. Automatic Garage Door Openers -Automatic B, PL Occupancy of COA
garage door openers shall be provided for all Unit
dwelling units and shall be of a roll-up type. Garage
doors shall not intrude into the public right-of--way.
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12. Interior walls and Fences. All walls and fences PL Occupancy of COA
shall conform to Section 8.72.080 of the Zoning Unit
Ordinance unless otherwise required by this
resolution. Construction/installation of
common/shazed fences or walls for all side and reaz
yards shall be the responsibility of
ApplicanUDeveloper. Construction shall consist of
solid wood fences and masonry walls as shown on
preliminary landscape plan.
13. Wall or Fence Heights. All wall or fence heights PW Approval of
shall be 6 feet high (except in those locations where Improvement
Section 8.72.080 of the Zoning Ordinance requires Plans
4
N0. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D .COMMENTS
Prior to:
lower fence heights and where an 8-foot sound
attenuation wall is required). All walls and fences
shall be designed to ensure clear vision at all street
intersections to the satisfaction of the Director of
Public Works.
14. Level area on both sides of fence. Fencing placed PW, PL Issuance of
at the top of banks/slopes shall be provided with a Grading
minimum one-foot level azea on both sides in order to Permits
facilitate maintenance by the property owners.
15. Recreational Vehicle Parking. Recreation vehicle On-going Municipal
(as defined in the Dublin Zoning Ordinance) parking Code
shall be prohibited on public streets. Signs shall be
posted to that effect.
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16. Residential Security. The project shall comply with PL, B Occupancy of Standazd
the City of Dublin Residential Security Requirements Units
and the Conditions of Approval for the Vesting
Tentative Map.
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17. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA
Applicant/Developer shall submit a Final Building
Landscaping and Irrigation Plan, conforming to the Permits
requirements of Section 8.72.030 of the Zoning
Ordinance (unless otherwise modified by Conditions
of this Resolution), stamped and approved by the
Director of Public Works and the Director of
Community Development. Plans must reflect any
project design revisions approved for subsequent Site
Plans, Vesting Tentative Map or stream restoration
program.
18. Final Landscape Plan Review. The plant palette PL Issuance of COA
varieties shall be shall be subject to review and Building
approval of the Director of Community Development Permits
and reviewed by the City's Landscape Architect to
determine compatibility with reclaimed water use,
where appropriate. An irrigation plan shall be
submitted with Final Landscape Plans indicating that
the system is designed for reclaimed water, where
required by DSRSD.
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
19. Landscaping required. All front yards and common PL Within 90 days COA
azeas shall be landscaped by the builder or of Occupancy
homeowner within 90 days of occupancy of each
unit, unless prohibited by seasonal/weather problems.
20. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW Standard
gallon size shall be planted along all street frontages Building
as shown on the Landscape Plan. Exact tree locations Permits
and varieties shall be reviewed and approved by the
Director of Community Development. Trees planted
within, or adjacent to, sidewalks or curbs shall be
submitted to the Department of Community
Development for review and approval by the Director
of Community Development and the Director of
Public Works to determine the need for root shields.
21. Fire-resistant or drought tolerant plant varieties. PL, F Issuance of COA
Fire-resistant or drought tolerant plant varieties shall Building
be required in the plant palette. Permits
22. Monument Signs. Design of any monument signs PL, PW Completion of COA
within the development shall be approved by the Improvements
Director of Community Development to assure
compatibility with design elements of the project and
by the Director of Public Works to assure
unobstructed traffic visibility.
23. Baclcflow Devises. Backflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, Grading
landscaping and/or berms. Permits
24. Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final DSR Final
Landscaping and Irrigation Plan conforms to the Landscape
City's Water Efficient Landscape Regulations, Plans
including dual piping to facilitate future recycled
water.
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Health, Design and Safety Standards. Prior to final PW, PL ~
Occupancy of .
.
Standard
approval allowing occupancy of any new home, the Unit
physical condition of the subdivision and the lot
where the home is located shall meet minimum
health, design, and safety standards including, but not
limited to the following:
a. The streets providing access to the home shall PL Occupancy of Standazd
be complete to allow for safe traffic movements Unit
to and from the home.
b. All traffic striping and control signing on streets PW Occupancy of Standazd
providing access to the home shall be in place. Unit
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to
c. All street name signs on streets providing PL Occupancy of Standard
access to the homes shall be in place. Unit
d. All streetlights on streets providing access to PW Occupancy of Standard
the homes shall be energized and functioning. Unit
e. All repairs to the street, curb, gutter, and PW Occupancy of Standazd
sidewalk that may create a hazard shall be Unit
required or any non-hazazdous repairs shall be
complete and bonded for.
£ The homes shall have a backlighted illuminated PL Occupancy of Standard
house number. Unit
g. The lot shall be finish graded, and final grading B Occupancy of Standard
inspection shall have been approved by the Unit
Building Department.
h. All sewer clean-outs, water meter boxes, and PW Occupancy of Standazd
other utility boxes shall be set to grade to the Unit
approval of the Director of Public Works.
i. The homes shall have received all necessary B Occupancy of Standard
inspections and have final approval by the Unit
Building Department to allow occupancy.
j. All fire hydrants in streets providing access to F Occupancy of Standazd
the homes shall be operable to City and ACFD Unit
standazds.
k. All streets providing access to the homes shall PW, F Occupancy of Standard
be improved to an adequate width and manner Unit
to allow for fire engine circulation to the
approval of the Director of Public Works and
ACFD.
1. All mailbox units shall be at the back of the PL Occupancy of Standard
curb/sidewalk as appropriate. The developer Unit
shall submit a mailbox design and location plan
to indicate where mailboxes and associated
lighting will be accommodated. The Postmaster
shall be consulted for design criteria.
Architectural enhancements should be provided
to community mailboxes where visible from the
project streets.
m. Exterior lighting shall be provided for dwelling PL Occupancy of Standard
entrances and shall be of a design and Unit
placement so as not to cause glaze onto
adjoining properties.
NO. CONDITION TEXT RE5P. WHEN APPLICANT
AGENCY REQ'D COMMENTS
.Prior to:
n. Lighting used after daylight hours shall be PL, PO, B Occupancy of Standard
adequate to provide for security needs. Unit
(Photometrics and lighting plans for the site
shall be submitted to the Department of
Community Development and Dublin Police
Services for review and approval prior to the
issuance of building permits).
26. GlareBeflective Finishes -The use of reflective PL Issuance of MM
finishes on building exteriors is prohibited. In order Building
to control the effects of glare within this subdivision, Permits
reflective glass shall not be used on all east-facing
windows along Tassajara Road.
PIIId (}CCUpancy ~lhri i , :: .
27. Phased Occupancy Plan. If occupancy is requested PL, B Prior to
to occur in phases, then all physical improvements Occupancy for
within each phase shall be required to be completed any affected
prior to occupancy of units within that phase except unit.
for items specifically excluded in an approved Phased
Occupancy Plan, or minor hand work items, approved
by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Director of Community Development for review and
approval a minimum of 45 days prior to the request
for occupancy of any unit covered by said Phased
Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all lots in each phase,
and shall substantially conform to the intent and
purpose of the subdivision approval. No individual
unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all
reasonably expected services and amenities, and
separated from remaining additional construction
activity. Subject to approval of the Director of
Community Development, the completion of
landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
improvements.
28. Acknowledgment. Applicant/Developer shall obtain PL, ADM, Sale of any
a written acknowledgment (secured from the B unit within a
individual property owner) acknowledging the phase
continuance of construction activity within the
unoccupied phases of the project. The written
N0. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
acknowledgment shall include a statement that the
property owner has reviewed and understands the
phased occupancy plan, the presence of noise from
the Sheriffls Department training facility and the
associated Conditions of Approval. Said
acknowledgment is subject to City Attorney review
and approval. ApplicanUDeveloper shall keep a copy
of said written acknowledgment on file and shall
submit the original signed acknowledgment to the
Department of Community Development within three
(3) days upon request of the Director of Community
Development. If Applicant/Developer fails to
comply, the Director of Community Development
may require the submittal of the written
acknowledgment prior to release of occupancy of any
future units and/or future phases.
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Plot Plan. A plot plan for each single family _..._,.
.
PL ,
Issuance of _ .......
Standard COA
residential lot shall be submitted and approved by the Building
Director of Community Development before approval Permits
of building permits for the respective lot. Said plot
plan shall include pad elevations, unit number and
type, dwelling unit outline, air conditioning units,
setbacks, lot drainage, and street utility locations.
30. Plotting Plans -Plotting Plans for each phase of the PL Issuance of Standard COA
project shall be submitted by the Developer to the Building
Department of Community Development for Permits
approval by the Director of Community Development
prior to submitting for building permits in each
respective phase.
R~l'lfil~
31. Residential Units shall comply with the azchitectural
drawings submitted by William Hezmalhalch
Architect, dated received January 19, 2000, and shall
generally conform to the colors and materials
presented to the Planning Commission, on file in the
City of Dublin Department of Community
Development.
: e y . i t! t :4 t i 3~ yy h.! I"`
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32. ... _
_
e
e
:
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.
:
... ......
..
...:...... .. ..
Disclosure. All residents shall be notified of the p
:
PW ..
e ...
Sale of any ... m~ .
_. c. ._.:
....
COA
restrictions for parking on streets within the unit within a
subdivision. No Pazking areas, as established with phase
the improvement plans, towing, and other traffic
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
safety regulations shall be described. Additional
parking restrictions (e.g.: red curb areas) may be
applied in the future if traffic safety or circulation
problems azise.
33. Disclosure. At the time of sale of lots within the Sale of any PW 3/19/98
project, all residents shall be notified of the special unit within a
standards for this development regazding yazd phase
setbacks for accessory structures.
34. Fees. Applicant/Developer shall pay all applicable PW, PL Finaling 31-33, 47, 266
fees in effect at the time of building permit issuance, Building MM Matrix
including, but not limited to, Planning fees, Building Permits
fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation
fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone
7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement.
Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and
assessment of the fair share of the new or revised
fees.
35. Parkland Dedication -The developer shall be PL Addressed in 13
required to pay a Public Facilities Fee in the amounts Development MM Matrix/
and at the times set forth in City of Dublin Resolution Agreement Parks letter
No. 32-96, adopted by the City Council on Mazch 26, dated 2/26/98
1996, or in the amounts and at the times set forth in
any resolution revising the amount of the Public
Facilities Fee. No credit against the dedication
requirement shall be given for open space within this
project.
36. Compliance With Requirements. F, PW, Approval of Standard
Applicant/Developer shall comply with all applicable P0, Zone Improvement
requirements of the Alameda County Fire 7, DSR, Plans
Department, Public Works Department, Dublin PL
Police Service, Alameda County Flood Control
District Zone 7, and Dublin San Ramon Services
District.
37. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit six (6) sets of Building
construction plans to the Building Department for Permits
plan check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
10
NO. CONDITION TEXT RESP.
AGENCY WHEN
REQ'D
Prior to: APPLICANT
COMMENTS
notations shall clearly indicate how all Conditions of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
Applicant/Developer will be responsible for
obtaining the approvals of all participating non-City
agencies prior to issuance of building permits.
PASSED, APPROVED AND ADOPTED this 25"' day of January, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
g:99-063\PC Resotm sdr.doc
Planning Commission Chairperson
11
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