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HomeMy WebLinkAbout12/19/1988 PC Agenda A G END A CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:00 p.m. 7606 Amador Valley Blvd., Meeting Room December 19, 1988 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETING - December 5, 1988 6. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item which is not on the Planning Commission agenda. Comments should not exceed 5 minutes. If any person feels that this is insufficient time to address his or her concern, that person should arrange with the Planning Director to have his or her particular concern placed on the agenda for a future meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 88-110 The Woodlands Directional Tract Sign Conditional Use Permit (Village 7) to be Located Off- Site on a Vacant Lot (APN 941-305-34) on the North Side of Dublin Boulevard, East of the Chevron Station on the Northeast Corner of San Ramon Road and Dublin Boulevard 8.2 PA 88-114 YMCA Conditional Use Permit and Site Development Review to Install a Portable Building at the Frederiksen School Site in Order to Establish YMCA Childcare Service and Youth Programs to Accommodate Up to 35 School Age Children (K-6th Grade) 8.3 PA 88-009 Heritage Commons Planned Development Rezoning, Tentative Map and Site Development Review located at Amador Valley Boulevard and Stagecoach Drive 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS 11. PLANNING COMMISSIONERS' CONCERNS 12. ADJOURNMENT (Over for Procedures Summary) DUBLIN PLANNING COMMISSION PROCEDURES SUMMARY WELCOME to the Dublin Planning Commission meeting. The Planning Commission is made up of five Dublin residents who have volunteered their services to the community. They were appointed by the Dublin City Council. The Planning Commission encourages and appreciates participation by Dublin residents. Regular meetings of the Planning Commission are held on the first and third Mondays of each month in the Dublin Library Meeting Room, 7606 Amador Valley Boulevard, Dublin. TIME: Planning Commission meetings begin at 7:00 p.m. No new public hearing item will begin after 10:30 p.m., and the meetings will be adjourned by 11:00 p.m., except under unusual circumstances where the Commission votes to hear the item or to extend the meeting for 30-minute increments. ITEMS NOT ON THE AGENDA: No action shall be taken on any item not appearing on the posted agenda unless: 1) the Planning Commission determines by majority vote that an emergency situation exists, as defined in the Government Code 2) the Planning Commission determines by a two-thirds vote, or by a unanimous vote if only three members are present, that the need to take action arose after the agenda was posted; or 3) the item was included in a posted agenda for a prior meeting held within five (5) calendar days and was continued to the current meeting. ORDER OF PRESENTATION: After the Chairperson opens the public hearing on an item, the order of presentation will be as follows: 1) Summary Presentation by Planning Staff 2) Questions by Planning Commission 3) Comments by Applicant 4) Comments by Others in Favor 5) Comments by Those in Opposition 6) Rebuttal by Applicant if Necessary 7) Additional Comments by Staff as Appropriate The hearing is then closed and the item turned over to the Commission for discussion and action. The audience is not permitted to make any further comments unless invited by the Planning Commission. PUBLIC COMMENTS UNDER ORAL COMMUNICATIONS: Any citizen desiring to speak on an item not scheduled on the agenda may do so under Oral Communications at the beginning of the meeting. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. When an item not on the agenda is raised by a member of the public, the matter shall be deemed automatically referred to Staff unless the Planning Commission determines to take action as outlined in the section above entitled ITEMS NOT ON THE AGENDA. PUBLIC COMMENTS ON A HEARING ITEM: On a public hearing or other scheduled item, the Chairperson will ask the audience for its comments, first from those in favor, then from those in opposition. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. The Planning Commission wants to hear all citizen concerns. Each new speaker is asked to be brief, add new information, and not repeat points which previous speakers have made. The Planning Commission is particularly interested in the specific reasons why the speaker is for or against an item. Applause and other demonstrations are prohibited during public hearings. Such demonstrations tend to intimidate those in the audience who may have valid but opposing viewpoints. The Chairperson maintains the discretion to request the use of Speaker Slips and to limit comments. Anyone who does not want to speak may write comments on the Speaker Slip and turn it into the Planning Commission while the public hearing is still open. SMOKING CONTROL: Please do not smoke during the Planning Commission meeting. ITEM WITHOUT APPLICANT: If the applicant or representative fails to attend the public hearing concerning their item, the Planning Commission may take action to deny, continue, or approve the item. The item may be considered for continuance upon receipt of written notification of the applicant's inability to attend the hearing. CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: December 19, 1988 TO: Planning Commission FROM: Planning Staff SUBJECT: PA 88-110 The Woodlands (Village 7) Directional Tract Sign Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to allow a Directional Tract Sign for Village 7 (The Woodlands) which is to be located off-site on a vacant lot (APN 941-305-34) on the north side of Dublin Boulevard, just east of the Chevron Station on the northeast corner of San Ramon Road and Dublin Boulevard APPLICANT: Gloria Kocal R.G.M. Outdoor 2685 Taft Avenue Santa Clara, CA 95051 PROPERTY OWNER: See's Candy Shops, Incorporated 210 El Camino Real So. San Francisco, CA 94080 Attn: Bobbi Clyde LOCATION: Vacant lot on the north side of Dublin Boulevard, just east of the Chevron Service Station on the northeast corner of San Ramon Road and Dublin Boulevard ASSESSOR PARCEL NUMBER: 941-305-34 PARCEL SIZE: 1.21 acres GENERAL PLAN DESIGNATION: Commercial/Industrial - Retail/Office EXISTING ZONING AND LAND USE: C-1, Retail Business District/Vacant Lot SURROUNDING LAND USE AND ZONING: North: Retail Store (Woolworths), C-1 District South: Retail Store (Furnishings 2000), and Restaurant (Bob's Big Boy), C-1 District East: Retail Store (Grand Auto), C-1 District COPIES TO: Applicant Owner ITEM NO. • File PA 88-110 West: Multi-Family Residential Complex, R- S-D-20 Suburban Residential District and Service Station, CN Neighborhood Business District ZONING HISTORY: PA 86-078: On August 18, 1986, the Planning Commission approved a Conditional Use Permit for two Directional Tract Signs to identify Kaufman and Broad's California Vista residential development. PA 87-005: On February 17, 1987, the Planning Commission approved a Conditional Use Permit for a Directional Tract Sign to identify the Vista Green residential development. PA 87-006: On February 17, 1987, the Planning Commission approved a Conditional Use Permit for a Directional Tract Sign to identify the Coral Gate residential development. PA 88-058: On June 20, 1988, the Planning Commission approved a Conditional Use Permit for a Directional Tract Sign to identify the Kildara residential development. PA 88-086: On November 7, 1988, the Planning Commission approved a Conditional Use Permit for a Directional Tract Sign to identify the Images residential development. APPLICABLE REGULATIONS: Section 8-87.60a) of the City's Zoning Ordinance requires approval of a Conditional Use Permit for a Directional Tract Sign in any district. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: The project has been found to be categorically exempt from CEQA under Section 15311, Class 11(a) of the California Environmental Quality Act Guidelines. 2 NOTIFICATION: Public Notice of the December 19, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting Conditional Use Permit approval to allow a Directional Tract Sign to identify Village 7 (The Woodlands) residential townhouse development. The sign would be located on the undeveloped parcel bounded by San Ramon Road and Dublin Boulevard, (just east of the Chevron Service Station on the northesat corner of San Ramon Road and Dublin Boulevard) . The Applicant is proposing to use a 7 foot tall, 32 square foot (4'x8' ) single face freestanding sign with copy identifying the name of the subdivision (The Woodlands) and directions for reaching it. The sign will be perpendicular to Dublin Boulevard with a 10 foot setback from the front (Dublin Boulevard) property line. The sign will be located approximately 87 feet from the Grand Auto property line and the Chevron Service Station property line. The subject lot is currently vacant. It has supported Directional Tract Signs in the past. Currently there is one sign at this location (Kildara) approved by the Commission on June 20, 1988. On November 7, 1988, the Commission approved a second Directional Tract Sign here, (Images) however it has not yet been installed on the site. The Village 7 housing development is currently under construction. Approximately 22 units have been released for occupancy in this 139 unit townhome project. The proposed sign is consistent with the City' s Zoning Ordinance in all respects, and therefore Staff recommends that the Planning Commission approve the Conditional Use Permit. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution approving PA 88-110, or give Staff and Applicant direction and continue the matter. ACTION: Adopt Resolution approving PA 88-110 The Woodlands (Village 7) Directional Tract Sign Conditional Use Permit (Exhibit A) ATTACHMENTS: Exhibit A: Draft Resolution approving PA 88-110 The Woodlands (Village 7) Directional Tract Sign Conditional Use Permit Background Attachments: Attachment 1: Location/Zoning Map Attachment 2: Site Plan Attachment 3: Elevation Attachment 4: Letter from Concerned Citizen to Staff -3- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-110, THE WOODLANDS (VILLAGE 7) CONDITIONAL USE PERMIT REQUEST TO ALLOW A DIRECTIONAL TRACT SIGN WHICH IS TO BE LOCATED OFF-SITE ON A VACANT LOT (APN 941-305-34) ON THE NORTH SIDE OF DUBLIN BOULEVARD JUST EAST OF THE CHEVRON STATION AT THE NORTHEAST CORNER OF SAN RAMON ROAD AND DUBLIN BOULEVARD WHEREAS, Gloria Kocal filed an Application for a Conditional Use Permit to locate an off-site Directional Tract Sign for The Woodlands (Village 7) on an undeveloped lot (APN 941-305-34) on the north side of Dublin Boulevard, just east of the Chevron Station at the northeast corner of San Ramon Road and Dublin Boulevard; and WHEREAS, the Planning Commission held a public hearing on said Application on December 19, 1988; and WHEREAS, the request is categorically exempt in accordance with the provision of the California Environmental Quality Act; and WHEREAS, a Staff Report was submitted recommending the Application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a. The use is required by the public need in that it provides directional information to the general public for a new housing development. b. The use would be properly related to other land uses, transportation and service facilities in the vicinity. c. The use, if permitted under all circumstances and conditions of this particular case, will not materially affect adversely 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 area, as all applicable regulations will be met. d. The use will not be contrary to the specific intent clause or performance standards established for the district in which it is to be located. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 88-110 subject to the following conditions: CONDITIONS OF APPROVAL 1. This approval is for one directional tract sign which is to be located on the site identified as APN 941-305-35. The sign shall be located and designed to comply with Background Attachments 1 through 3 in the Planning Commission Staff Report dated December 19, 1988. 2. The sign shall have a maximum single-face area of 32 square feet and a maximum height of 7 feet. A double-faced sign with a maximum sign face area of 32 square feet for both sides combined may be used. 3. Prior to installation of the sign approved by this Conditional Use Permit, the property owner, or his/her designee, shall remove the two unused sign posts located adjacent to the existing Kildara sign on the site. 4. The Directional Tract Sign shall not obstruct the visibility of motorists, pedestrians and cyclists. t 5. The Applicant shall remove said sign and the entire support structure upon expiration of this Conditional Use Permit approval. 6. Prior to the issuance of building permits for this Directional Tract Sign, the Applicant shall post a letter-of-credit with the City of Dublin in the amount of $500.00 to secure the faithful performance of Condition #5 (removal of sign). Said letter-of-credit shall guarantee that these funds will be available and that the instrument of credit will remain effective until February 1, 1991. An alternate instrument of credit may be used subject to review and approval by the City Attorney. 7. If the single-faced sign is used, the back side of the sign shall be painted dark brown or rust brown and shall not have any sign copy. 8. This approval shall remain in effect until December 28, 1990, or until the last lot/unit is sold, whichever occurs first, and shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 19th day of December, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- B 4 ;, 5 M s, -1 �.. 1 €i..•. r, =r_-; c ord.No I.. .. . R- -D °°PD a• to .M s $ D � �`, ,t'_ D-20 C-1 C.C.Ord.No. 'V . , ' .'` 1 a■ . PAIlt-33 i(- ii5�/' .,' 1,5U QMBSA . PA85-03s •4 . ;: �.Nx�I/';:a•� � "2 ,'y�-D ,� C-O ��M**** C-2 I ,?v 1 2 s <'� i Y'p.. !! 11111 ow H[l![N SCHOOL , a \ yr ��/1111141`:;, um *^ r' R-1-B-E C1 V4 - r .0'-. 1 I Uilk 7,000tph165n S.R.RvS.' a . 111) \it •v o [■ v 1�iC /� 70'MLW Y 1111 ® ..,= PD C-1 0 % 1_• C.C.Ord.NO. _` _ ♦ -,� Pne4�u4 C-1 C.C.Ord.No.4-85 /,.... '^'Cl �y`,'�,�S.R.R.S.P. PD . PA84-076 a� C.C.Or[I.No.14-�4 ••1040$.... 71 PA83-41 PDS.R.R.S.P 1.P_...4....a ham '1.:.IIA 0, 1•1-3 ///� '''•• �'�� ��Al ,�� ` 1, R-S-D-20 ,` 1 41114 1,., ,.��i �,o0'��� . . t . BC-O ,•,A0•, •jW,m •1t1 sIL ltilA u DI Q n c V ( ' VilliASIP C$0‘.. OA. SO AW .110. ' . Z.U. :r ti as c R 1 �)' PD M-1-B- • :. H-1 r, , Il 09 w'"'�_L '•,. .�' yyi Z.U. �0 ;:::..,I1 1 l ` _ ��.� y c' 8U'MI.W . - .CC-ofi(No.80-60 A ', i't; __ = = CITY OF DUBLIN . UJslri_._---__— zi•r7 ..'!: , b ° �i n >ci)j o as U �S / t I' ` /6'UO/Sdc i h \\ I 1 I _P n '/��` YYY ,,�'.1 u qt.,C$ oCA11o� ' t (� I t:) %V I I V7V •,` , QO 1 w I P,_^uST I o �n� m % ,.-7' ' j>tzop€2xy ' Q I . ci M I,roc s£rbAdC 0, ---- ' �� ' Q J a 1 l f pd/ t1O4I&j (l&g \� / r 10 A @ / J M O. I ' 0 jII f j J T h A M Nkl� G bx4roa`W ! STANDARD PACIFIC o2 00 y Ln 0) 0) !O rn EUv N W H 0 co M O ro c Q fn LL REc EIvEa bt)KK UOI W t I le &R< e�, Ext !,Y i 'Box ap ffXeAd stP/ ,AJ6FR 3�lx s" p. Dukw 41 Y- pg, p- �eQ. k) ME lickcir Y2 ., )VI M c� : PA BB- 0C9 - Tt2. P-B December 9, 1988 Mr. Laurence L. Tong, Planning Director Dublin Planning Department 6500 Dublin Blvd. Suite D Dublin, CA 94568 Dear Mr. Tong: My letter is in response to the notice of public hearing I received for December 19, 1988. Project PA 88-009.1/.2/.3---I am opposed to the high density apartment/condominium project proposed. It would create more traffic congestion in the general area and put a strain on the existing school/childcare system. The community would be better served if the proposal was to build only 103 townhomes and/or condominiums and avoid apartments. Project PA 88-110 The Woodlands Sign CUP---This would be visual clutter and only generate request for more and more signage. I ... 'pi) do not think you can grant the request without discriminating against other businesses or persons that would wish to display gef�t� their signage. Unfortunatetly, I will be unable to attend the hearing, however, I do hope you will take my comments under consideration. Sincerely, . \V4gLy- Reth Sprofera - LI - Property Owner: 7213 Dover Court Dublin, CA (415)771-5121 • D .C1L19* pUBU P1ANNING 3 it • , Ak CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: December 19, 1988 TO: Planning Commission FROM: Planning Staff SUBJECT: PA 88-114 YMCA Conditional Use Permit and Site Development Review GENERAL INFORMATION: PROJECT: Conditional Use Permit and Site Development Review requests to install a portable building at the Frederiksen School site in order to establish YMCA chilcare services and youth programs to accommodate up to 35 school age children. APPLICANT/REPRESENTATIVE: Tri-Valley YMCA Cheryl Russell 400 Main Street, Suite 211 Pleasanton, CA 94566 PROPERTY OWNER: Dublin Unified School District c/o Heinz Gewing 7471 Larkdale Avenue Dublin, CA 94568 LOCATION: 7243 Tamarack Drive ASSESSOR PARCEL NUMBER: 941-194-26 PARCEL SIZE: 12.70+ acres GENERAL PLAN DESIGNATION: Public/Semi-Public Facility EXISTING ZONING AND LAND USE: R-1-B-E, Single-Family Residential Combining District/Existing Frederiksen Elementary School SURROUNDING LAND USE AND ZONING: North: Single-Family Residential/R-1-B-E South: Single-Family Residential/R-1-B-E East: Single-Family Residential/R-1-B-E West: Single-Family Residential/R-1-B-E COPIES TO: Applicant Owner . ITEM NO. LJ File PA 88-114 emN ZONING HISTORY: No previous zoning history available. APPLICABLE REGULATIONS: Section 8-26.3 of the Dublin Zoning Ordinance requires that a Conditional Use Permit be obtained from the Planning Commission for the establishment of a Community Facility, which includes day-care, nursery schools and school centers, when proposed within a single-family zone. Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: A Negative Declaration of Environmental Significance has been prepared in compliance with California Environmental Quality Act Guidelines, finding that this project will not have a significant effect on the environment. NOTIFICATION: Public Notice of the December 19, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: This Application involves two requests. The first is a request from the Tri-Valley YMCA for a Conditional Use Permit approval to establish a year round childcare/youth program service for up to 35 school age children (K-6 grades) at the Frederiksen Elementary School located at 7243 Tamarack. The second request is for Site Development Review approval to locate a 1248 square foot portable building in the playground of the school site, which would be used to house the childcare/youth program service. Conditional Use Permit: The YMCA has been operating a school age childcare service in one of the classrooms at the Frederiksen School for the past three years with no complaints. It has been in existence without Conditional Use Permit approval since its inception. According to the Applicant, YMCA was not aware of the need to have City approval prior to opening the facility. The Applicant was -2- n made aware of the requirement just recently when the YMCA made an inquiry to the City concerning processing procedures for the installation of the proposed portable building. Once the YMCA had been made aware of the Conditional Use Permit requirement, a Conditional Use Permit application was immediately submitted to the City. The issue is now before the Planning Commission for consideration. As mentioned previously in this report, the YMCA childcare program currently operates out of a classroom at the Frederiksen School. Because of a shortage of classroom space and a continuing rise in enrollments, school officials are in need of the classroom now occupied by the YMCA. The YMCA would like to continue providing childcare/youth program services to the community, however they cannot continue to utilize existing classroom space. As a result of this, the YMCA is requesting that they be allowed to continue their operation in a 1248 square foot portable building that would be located on the school site. The location and design aspects of the portable building will be discussed in greater detail in the Site Development Review section of this report. The childcare/youth program would service up to 35 children in grades K-6. The operation serves children presently attending Frederiksen School. The hours of operation are 7 a.m. to 6 p.m., Monday-Friday. The childcare/youth program activities operate at peak levels twice a day, those being before and after school. The facility is open during school hours, however, as expected, the vast majority of the children are in school during those hours. The youth program activities include arts, crafts and both indoor/outdoor recreation. Staff observed parking and circulation patterns on three occasions. Once in the morning (7:30 a.m.), once at noon and once in the afternoon (3:30 p.m.). From these observations, it is important to note that there does not appear to be any additional traffic caused by YMCA childcare activities because the same children that use YMCA childcare also attend Frederiksen School. There are 66 parking spaces on the Frederiksen School site. During the same three observation times noted above, less than half of the parking spaces were used during any of these periods. Over all there appears to be no parking or circulation problems on the Frederiksen School site, even with the YMCA childcare operation on site. Site Development Review: The 1248 square foot portable building is very simple from a design aspect. However, its general shape, colors, and materials will match those of the existing school building (rectangular in shape, camel color plywood siding with brown trim). The building will be totally handicap accessible. The location of the building on the site is generally acceptable. The portable will be positioned in the basketball courts, approximately 85 feet east of the main school building, 120 back from Tamarack Drive and 10 feet from the grass field area on the east side of the school site. Staff is comfortable is stating that the use is appropriate for the site, compatible with school activities and it provides a necessary service to the community. Staff recommends that the Planning Commission approve the Conditional Use Permit and Site Development Review requests subject to the Conditions of Approval in Exhibits B and C, respectively. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolutions for PA 88-114-1) approving the Conditional Use Permit; 2) approving the Site Development Review request and 3) adopting the Negative Declaration of Environmental Significance, or give Staff and Applicant direction and continue the matter. -3- ACTION: Staff recommends that the Planning Commission adopt the attached Resolutions - Exhibit A, adopting the Negative Declaration of Environmental Significance; Exhibit B, approving the Conditional Use Permit; and Exhibit C, approving the Site Development Review request, all for PA 88-114. ATTACHMENTS: Exhibit A: Draft Resolution adopting a Negative Declaration for PA 88-114 Exhibit B: Draft Resolution approving Conditional Use Permit for PA 88-114 Exhibit C: Draft Resolution approving Site Development Review for PA 88-114 Background Attachments: Attachment 1: Elevations Attachment 2: Floor Plan Attachment 3: Site Plan Attachment 4: Partial Site Plan Attachment 5: Location/Zoning Map Attachment 6: Letter from Applicant to Staff -4- 000. RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING A NEGATIVE DECLARATION FOR PA 88-114 YMCA CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS TO INSTALL A PORTABLE BUILDING AT THE FREDERIKSEN SCHOOL SITE IN ORDER TO ESTABLISH YMCA CHILDCARE SERVICES AND YOUTH PROGRAMS TO ACCOMMODATE UP TO 35 SCHOOL AGE CHILDREN (K-6 GRADES) AT 7243 TAMARACK DRIVE WHEREAS, The California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, an initial study was conducted finding that the project, as proposed, would not have a significant effect on the environment; and WHEREAS, a Negative Declaration has been prepared for this application; and WHEREAS, the Planning Commission did review and consider the Negative Declaration at the Public Hearing on December 19, 1988. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds as follows: 1. That the project, PA 88-114 YMCA Conditional Use Permit and Site Development Review requests, will not have a significant effect on the environment. 2. The Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations. 3. That the Negative Declaration is complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby adopts the Negative Declaration for PA 88-114 YMCA Conditional Use Permit and Site Development Review requests. PASSED, APPROVED AND ADOPTED this 19th day of December, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director 1T _ �. RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-114 YMCA CONDITIONAL USE PERMIT TO ESTABLISH CHILD CARE SERVICES AND YOUTH PROGRAMS FOR UP TO 35 SCHOOL AGE CHILDREN (K-6 GRADES) IN A PORTABLE BUILDING AT THE FREDERIKSEN SCHOOL SITE AT 7243 TAMARACK DRIVE WHEREAS, the Tri-Valley YMCA filed an application for a Conditional Use Permit to establish childcare services and youth programs for up to 35 school age children (K-6th grade) in a portable building at the Frederiksen School site located at 7243 Tamarack Drive; and WHEREAS, Section 8-26.3 of the Dublin Zoning Ordinance requires that a Conditional Use Permit be obtained for the establishment of a Community Facility use, which includes day-care, nursery schools and school centers, when proposed within a single-family residential zone; and WHEREAS, this Application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declaration has been adopted (Planning Commission Resolution No. ) for this project as it will have no significant effect on the environment; and WHEREAS, notice of Public Hearing was published in the Herald, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State Law; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the Application; WHEREAS, the Planning Commission held a Public Hearing on December 19, 1988 to consider all reports, recommendations and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The use is required by the public need in that it provides childcare services and youth programs for the local community. b) The use will be properly related to other land uses, transportation and service facilities in the vicinity in that daytime activities will be commensurate with the present use of properties in the neighborhood. c) The use, under all the circumstances and conditions of this particular case, will not adversely affect the health or safety of persons residing or working in the vicinity or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d) The use will not be contrary to the specific intent clauses or performance standards established for the district in which it is to be located. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-114 as shown by the materials labeled Background Attachments 1 through 6 in the Planning Commission Staff Report dated December 19, 1988 on file with the Dublin Planning Department and subject to the following conditions. 1) The maximum number of children allowed to participate in the childcare service and youth program is 35. A maximum of 2 employees shall operate the childcare service and youth program. The maximum occupant load for the portable building is 37 persons. 2) The childcare service and youth program shall be limited to school age children (K-6 grades). 3) All school activities shall be restricted to the following days and hours of operation: Monday through Friday, 7 a.m. to 6 p.m. 4) No outside activities may take place before 8:00 a.m. 5) Should off-site parking be required, it shall not block residential driveways nor interfere with the normal flow of traffic. 6) Noise generated by this use shall be controlled so as not to create a nuisance to the adjoining residential neighborhood. 7) No later than January 27, 1989, the Applicant shall submit evidence to the Planning Director showing that appropriate State licenses and permits to operate a childcare service have been obtained. 8) The YMCA shall, at the minimum, on an annual basis, make arrangements to have the Dublin Police Services Child Abuse Program (or an equivalent program) presented to the center's Staff and children attending the facility. 9) No signing for this use may be placed on the site, fence or building without first receiving Planning Department approval. 10) The Applicant shall secure building permits for the portable building (if deemed necessary by the Building Official) by December 28, 1989. 11) This approval also allows the continued operation of the childcare service and youth program in the classroom of the Frederiksen School, in the event that the portable building is not installed on the school site. The continued operation in the Frederiksen School classroom shall be carried out in compliance with all conditions listed in this Resolution, except for Condition of Approval #10 listed above. 12) This permit shall be valid for one (1) year, expiring on December 28, 1989. The approval for the Conditional Use Permit may be extended for up to two (2) additional years by the Planning Director upon the Director's determination that the conditions are being complied with and remain adequate to ensure that the stated findings will continue to be met. The Applicant must submit a written extension request prior to the expiration date of the permit. 13) This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 19th day of December, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-114 YMCA SITE DEVELOPMENT REVIEW REQUEST TO INSTALL A PORTABLE BUILDING ON THE FREDERIKSEN SCHOOL SITE IN ORDER TO HOUSE YMCA CHILDCARE SERVICES AND YOUTH PROGRAMS TO ACCOMMODATE UP TO 35 SCHOOL AGE CHILDREN (K-6th GRADE) AT 7243 TAMARACK DRIVE WHEREAS, the Tri-Valley YMCA filed a Site Development Review application to install a portable building on the Frederiksen Shcool site in order to house YMCA childcare services and youth programs to accomodate up to 35 school age children (K-6th grade) at 7243 Tamarack Drive; and WHEREAS, said application (PA 88-114) was submitted in conjunction with a Conditional Use Permit request, thus requiring a public hearing; and WHEREAS, notice of Public Hearing was published in the Herald, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State Law; and WHEREAS, this Application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declaration has been adopted (Planning Commission Resolution No. ) for this project as it will have no significant effect on the environment; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the Application; WHEREAS, the Planning Commission held a Public Hearing on December 19, 1988 to consider all reports, recommendations and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a. The use serves the public need in that it will provide childcare services and youth programs to the local community. b. The use will be properly related to other land uses, transportation and service facilities in the vicinity in that activities will be commensurate with present use of properties in the neighborhood. c. The use, under all circumstances and conditions of this particular case, will not materially affect adversely 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, in that all applicable regulations will be met. d. The use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that a childcare facility is consistent with the character of the Frederiksen Elementary School as well as the single-family residential district. e. All provisions of Section 8-95.0 through 8-95.8 Site Development Review, of the Zoning Ordinance are complied with. f. Consistent with Section 8-95.0, this project 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. 1- C g. The approval of the project as conditioned is in the best interest of the public health, safety and general welfare. h. 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. i) 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, screening of exterior appurtenances, exterior lighting, 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 adjacent buildings and uses. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-114 as shown by the materials from the Planning Comission Staff Report (and its exhibits and attachments) dated December 19, 1988 on file with the Dublin Planning Department subject to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits for the portable building. 1. This approval is for 13.5' tall 1248 square foot portable building which shall be designed to conform with the elevations and floor plan submitted to and dated received by this Planning Department on October 24, 1988 and the site plan submitted to and dated received by the Planning Department on December 7, 1988. 2. The Site Development Review approval shall be valid until December 28, 1989. If building permits have not been issued by this date, this Site Development Review approval shall be null and void. 3. 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. 4. Exterior colors and materials for the portable building shall be subject to final review and approval by the Planning Director and shall be consistent with those of the existing structure. All ducts, meters, and air conditioning eqiupment shall be effectively screened from view with materials architecturally compatible with the main structure. 5. A handicap access ramp at the portable building's entrance shall be constructed according to City specifications to the satisfaction of the City Building Official. 6. Two portable fire extinguishers (with a minimum rating of 2A lOBC) shall be installed in the portable building prior to occupancy. 7. Both building exits shall be maintained and unlocked while building is occupied. 8. A local alarm (approved by the State Fire Marshall) shall be installed in the portable building prior to occupancy. 9. The portable building shall not at anytime have more than a 37 person occupant load, including Staff. 10. 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 this Resolution 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 -2- Resolutions 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 19th day of December, 1988. 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This year due to a lack of School space the YMCA will be bringing a portable on site so as to continue to provide child care. In consideration of the School space problem we request that this application be expedited. This packet includes: 1.) Application Form 2.) Fee $130 3.) Environment Assessment Form 4.) Location map 5.) Title Report 6.) Written Statement 7.) Mailing Labels 8.) Site Plans 9.) Landscape Plans (see School plans-YMCA is not adding any landscaping). 10.) Building Elevations 11.) Floor Plan As per your office directions Site Slides and the Reduction, are not needed for this project. If you need further information please contact either myself or Cheryl Russell at 462-0270. Si erely, 15 eth M. Goldman Executive Director An,it ot s i,s Tri-Valley YMCA t . . TRI-VALLEY YMCA 400 Main Street Suite 211 Pleasanton,CA 94566 (415)462-0270 STATEMENT OF PURPOSE The purpose of this portable project is to continue and expand the services of the. Tri-Valley YMCA programs in the Dublin area. We have been operating a School Age Child Care Program at Fredriksen School for over three years utilizing a classroom. With the current trend in rising enrollments , the school has requested that we obtain our own program space. The addition of our portable on the school campus , will allow us to continue our before and after school care as well as offer a variety of other year-round youth programs . 7- tivED OCT N DUBUN p N1NO Zg � �� CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: December 19, 1988 TO: Planning Commission 1J/' �- FROM: Planning Staff � 417 SUBJECT: PA 88-009 Heritage Commons GENERAL INFORMATION: PROJECT: Planned Development Rezoning, Tentative Map, and Site Development Review APPLICANT: Casden Company Attn: Carl Steinberg 9090 Wilshire Boulevard Beverly Hills, CA 90211 PROPERTY OWNER: CoastFed Properties 9090 Wilshire Boulevard Beverly Hills, CA 90211 LOCATION: South of Amador Valley Boulevard South and East of Stagecoach Drive ASSESSOR PARCEL NUMBER: 941-2765-3/941-2765-4 PARCEL SIZE: 17.45+ acres GENERAL PLAN DESIGNATION: Medium density residential (6.1 to 14.0 units per acre) and Open Space; Stream Corridor EXISTING ZONING AND LAND USE: PD (Planned Development) Zoning Unit 1497 for a total of 309 units on this vacant property and the already developed Phase I property SURROUNDING LAND USE AND ZONING: North: PD, Single-Family and Medium Density Residential and open space East: PD, Residential & Commercial South: PD, Residential West: Southern Pacific right-of-way ZONING HISTORY: Heritage Commons was approved as a Planned Development by Alameda County in November, 1981. At that time, 309 attached residential units were approved. To date, Phase One, originally approved for 79 units has been developed with 73 units. Other phases were approved for 230 units. The 73 units were developed after a Conditional Use Permit was processed and approved by the Dublin Planning Commission in October, 1983. The 1983 Conditional Use Permit included: changes in the bedroom mix (one-bedroom units were added and the number of 2 and 3 bedroom units was decreased); stacked flats were eliminated in favor of all townhouse units; and the garages and driveways were redesigned to permit parking in the driveway. .� COPIES TO: Applicant/Owner ITEM NO. u• File PA 88-009 APPLICABLE REGULATIONS: A. GENERAL PLAN: The General Plan designates the land use for this property as Medium Density Residential (6.1 to 14.0 units per acre) and Stream Corridor. Approximately 14.5 acres are in medium density and about 2.95 acres are in Stream Corridor. As explained in the zoning history, this site is part of Zoning Unit 1494 which would have permitted 230 dwelling units on the remaining vacant site (subject property). Since the approval of that project the City has adopted the General Plan which includes the "Stream Corridor" designation on a portion of the property. Staff advised the Applicants that the stream corridor area could not be used in calculating permissible density. The creek lacks high visual quality due to relatively sparce vegetation and has marginal accessibility which substantially reduce the natural resource value of the creek. Since the site was previously approved for 230 units and the creek, as it exists does not have high natural resource value, Staff advised the Applicants that one dwelling unit per acre of stream corridor could be credited toward the overall project density. Permissible number of units is 90 to 206 (assuming one dwelling unit per acre of Stream Corridor). Medium Density allows duplex, townhouses and garden apartment development suitable for family living. Guiding Policy 3.1 of Open Space for Preservation of Natural Resources and for Public Health and Safety states: Preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value. B. ZONING ORDINANCE: 8-31.0 Planned Development Districts: Intent: Planned Development Districts, hereinafter designated as PD Districts, are established to encourage the arrangement of a compatible variety of uses on suitable lands in such a manner that the resulting development will: 1) Be in accord with the policies of the General Plan of the City of Dublin. 2) Provide efficient use of the land that includes preservation of significant open areas and natural topographic landscape features with minimum alteration of natural land forms. 3) Provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenitites. 4) Be compatible with and enhance the development of the general area. 5) Create an attractive, efficient and safe environment. 8-31.2 Change in Zone District Required: This section requires: 1) The determination that the proposal will benefit the public necessity, convenience and general welfare be based, in part on the conformance of the proposal with provisions of the Zoning regulations. 2) A Planned Development District shall be established by the adoption of an ordinance by the City Council reclassifying the property to Planned Development and adopting (by reference) a Land Use and Development Plan with provisions for the use, improvement and maintenance of the property. 8-95.0 Site Development Review: This review is intended to: 1) promote orderly, attractive and harmonious development; -2- 2) recognize environmental limitations on development; 3) stabilize land values and investments; and 4) promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performances standards of the Zoning regulations or which are not properly related to their sites, surroundings, traffic circulation, or their environmental setting. Procedures for Site Development Review (SDR) indicate that the Planning Director shall decide applications for SDR without a public hearing except in the case of a concurrent Variance or Conditional Use Permit. It is the policy of the Planning Department to extend the public hearing requirement for concurrent rezonings and tentative maps as well. C. SUBDIVISION REGULATIONS Section 1.2 of the City subdivision regulations state that it is the intent of the Subdivision Ordinance to: 1) promote the public health, safety and general welfare; 2) assure in the division of land consistent with the policies of the General Plan and with the intent and provision of the Zoning Ordinance; 3) coordinate lot design, street patterns, rights-of-way, utilities and public facilities with community and neighborhood plans; 4) assure that areas dedicated for public purposes will be properly improved initially so as not to be a future burden upon the community; 5) preserve natural resources and prevent environmental damage; 6) maintain suitable standards to insure adequate, safe building sites; and 7) prevent hazard to life and property. Section 8-2.5 of the Subdivision regulations states that Conditions of Approval to tentative maps may include dedication and improvement of streets, alleys including access rights and abutter's rights, drainage, public utility easements and other public easements. Section 8-2.6 requires that a tentative map must be in conformance with the subdivision ordinance, zoning ordinance and any other ordinance of the City. ENVIRONMENTAL REVIEW: Mitigated Negative Declaration NOTIFICATION: Public Notice of the December 19, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: Density The project density was calculated based on the General Plan designations. However, the area reserved for the creek is larger than the area designated on the General Plan. The conceptual site plan (Attachment 2) indicates that 4.7 acres of the site will be dedicated to Zone 7 Flood Control District. The 4.7 acres is larger than the 2.95 acre stream corridor to allow for maintenance access along the top of the creek banks. The total 4.7 acres would become permanent open space. -3- The development of the units and recreational facilities is accomplished on the remaining 12.75 acres (17.45 - 4.7 — 12.75). The effective density of 16.1 units per acre was made possible through preserving an additional 1.75 acres (4.7 - 2.95 0 1.75) for stream corridor and clustering the units onto the 12.75 acres. Overall project density does not exceed 14.0 units per acre as designated in the General Plan. The following chart presents the acreage and percentage of the property for the various land uses for this site. Attachment 9 shows the land use areas. % OF ENTIRE SITE % OF DEVELOPMENT AREA USE ACRES (17.45 ACRES) (12.75 ACRES) Parking/Circulation 3.75 21.5 29.4 Building Coverage 2.20 12.6 17.3 Zone 7 Dedication 4.70 26.9 0.0 Landscape/Recreation 6.80 39.0 53.3 Total 17.45 100% 100% Project Overview The project will have direct access off of Amador Valley Boulevard. This is considered the main entry for the project. The Main road loops through the project to join with the existing Stagecoach Drive (part of the existing Heritage Commons development). The primary access is near the office, the recreation room, and the main recreation area. With the addition of a median break on Amador Valley Boulevard, the main entry would handle about 62% of all project traffic. The secondary access, through Stagecoach Drive, would handle about 38% of all vehicle trips in and out of the project. Alamo Creek winds through the project dividing the site into 3 areas. The center area is accessed by two creek crossings (box culverts). Fourteen of the 26 buildings are oriented to face the creek, providing direct views of the creek to over 30% of the units. Each building (containing 8 units) is located adjacent to the parking areas, with pathways leading to one of the two entry landings for each building. Each unit has its own outside entry but shares an entry landing with 3 other units. Typically, buildings are separated 20 feet from each other and setback 10 feet from parking areas and the creek fencing. Setbacks from the creek less than 10 feet are proposed in several areas to accommodate the irregularly shaped site. Physical access to the creek would be limited to Zone 7 maintenance vehicles and emergency vehicles. However, visual access is available at numerous points throughout the project. A 5 foot wide sidewalk runs adjacent to the main loop road; and, pathways are provided from parking aras to unit entries and the recreation areas. Architecture The site plan shows 26 two-story buildings with 8 stacked garden apartment/condominium units (the recreation/office building has only 6 units). Only one unit type is in each building. The different size units are spread throughout the 3 sections of the site. Type Unit Square Feet # Proposed 1 Br, 1 Ba 660 56 2 Br, 2 Ba 940 110 3 Br, 2 Ba 1100 40 TOTAL 206 Each unit includes a washer and dryer, separate water heater, private storage area and balcony or patio (Attachment 4). -4- The building elevations (Attachment 5) show stucco exterior with wood trim. Architectural detailing includes decorative strips of wood, windows with divided lights, and lattice patio fences and deck walls plus lattice archways. Recreation Recreation features include two pools (one each in Areas 1 and 3), two tot lots (one each in Areas 1 and 3), two tennis courts (Area 1) and a community area with a recreation room, lounge, exercise room, bar areas and restrooms with showers. About 1300 square feet of community area is provided. The complex offices are located adjacent to the community area (Attachment 4). Landscaping A conceptual landscaping plan (Attachment 3) includes a heirarchy of street trees, canopy trees and vertical accent trees. Proposed species all have fairly low water requirements and can withstand drought conditions. Thirty percent of the trees will be 24 inch box or larger; seventy percent will be 15 gallon. The proposed shrubs and groundcovers also have low water requirements. Proposed landscaping is located around buildings, and parking areas, providing shading and visual accents. Landscaping screening is also proposed between new buildings and the existing Heritage Commons development. Park Dedication The City's park dedication requirement is 0.009 acres per dwelling unit, for a total of 1.84 acres for this project. In lieu fees, based on the current market value of the project land, are available. Parkland dedication credit, for on-site improvements may be available. This credit is based on a portion of minimum size and dimensioned recreation areas. Preliminary Staff calculations are for 0.1333 acres of credit. Parking The project includes one carport space for each unit and 255 open spaces for a total of 461 spaces. The parking ratio is 2.23 spaces per unit, which exceeds the planning department guidelines of 2.15 spaces per unit by 18 spaces. Modifications to the Site Plan, as recommended by Staff would delete 3-6 parking spaces, which would still exceed the standard minimum requirements for parking spaces. Twenty-nine percent (29%) of the open parking stalls are shown for compact vehicles, which is within the planning department guidelines maximum of 35%. The Site Development Review recommended Conditions of Approval include a provision that 15% of all parking spaces be reserved for visitors, and that all units have one carport space assigned to them. The remaining spaces would be unassigned, available to both visitors and residents. Environmental Review An Initial Study (Environmental Assessment) was prepared for this project (Attachment 7) and identified three areas of concern: traffic, noise and biology. Study of these issues were prepared and mitigation measures have been incorporated into the proposed project conditions of approval. Noise. Present and future noise conditions (both exterior and interior) were evaluated for this site. The study concluded that exterior noise levels would not exceed the acceptable limits as set forth in the Dublin General Plan. Noise levels inside the second floor units (with the windows open) of the four buildings closest to Amador Valley Boulevard would exceed the State maximum of CNEL 45 db by about 2 db. With the windows closed, the indoor standard can be met. Mechanical ventilation or air conditioning would be required in these units. Condition #27 and 28 of the PD Rezoning makes these a requirement for those buildings. -5- Biology. The biological resources were reviewed at two levels. The first level was a tree-stand study to identify and evaluate the health of existing trees over 6 inches in diameter. The study also evaluated the impacts from development and made recommendations for tree removal or preservation along with recommendations of preservation techniques. The report recommends removal of several trees due to poor health of the tree. After the initial evaluation, the site plan was modified to preserve the maximum number of trees. Mitigation measures providing design guidelines and construction guidelines to preserve and protect trees as well as long term maintenance guidelines are referenced in PD rezoning Condition #11. The second level of biological evaluation concerns the habitat and wildlife of the entire site. Using biological analyses prepared for adjacent site conditions of approval were added which will help preserve the "riparian forest" habitat. Traffic. Project access at the entry on Amador Valley Boulevard (east of Stagecoach Drive) would be restricted to right turns into and out of the project. This arrangement could result in increased accidents at Wildwood Road at Amador Valley Boulevard and at Stagecoach Drive on Amador Valley Boulevard from vehicles attempting U-turns where inadequate space is available. Mitigation includes a median break in Amador Valley Boulevard opposite the project's main entry to include appropriate acceleration lanes. This mitigation will also reduce the number of vehicles using the existing Heritage Commons for ingress and egress from 71% to 32% of the total average daily trips. The project will contribute to cumulative increases in traffic on several roads and intersections within the City of Dublin. The project should contribute its proportional share to the improvement of these facilities. Condition #68 of the tentative map addresses the requirement for traffic impact mitigation fees. RECOMMENDATION: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Take action regarding the Negative Declaration, Monitoring Program, Planned Development Rezoning, Tentative Tract Map and Site Development Review; or give Staff and the Applicant direction and continue the item. ACTION: Approve the following resolutions recommending that the City Council: a) Adopt a Mitigated Negative Declaration of Environmental Significance; b) Adopt a monitoring program for mitigation measures incorporated into the project. c) Rezone the property to Planned Development (PD) district (PA 88-009.1); d) Approve Tentative Tract Map 5883 (PA 88-009.2); e) Approve the Site Development Review (PA 88-009.3); and -6- ATTACHMENTS: Exhibit A: Resolution recommending City Council adopt a Mitigated Negative Declaration of Environmental Significance Exhibit B: Resolution recommending City Council adopt a Monitoring Program for mitigatoin measures incorporated into the project. Exhibit C: Resolution recommending City Council adopt the rezoning of the property to Planned Development Exhibit D: Resolution recommending City Council adoption of Tentative Tract Map 5883 Exhibit E: Resolution recommending City Council adoption of Site Development Review Background Attachments: Attachment 1: Zoning Map Attachment 2: Site Plan Attachment 3: Landscaping Plan Attachment 4: Floor Plans (2 sheets) Attachment 5: Elevations (3 sheets) Attachment 6: Tentative Map Attachment 7: Initial Study (Environmental Assessment) Attachment 8: Negative Declaration Attachment 9: Land Use Areas Map Attachment 10: Applicant's Written Statement Attachment 11: Site Development Review Staff Study -7- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE BE ADOPTED FOR THE PLANNED DEVELOPMENT (PD) REZONING, TENTATIVE MAP 5883 AND SITE DEVELOPMENT REVIEW REQUESTS FOR A PLANNED RESIDENTIAL DEVELOPMENT OF 206 DWELLING UNITS, AND COMMON OPEN SPACE PROPOSED OVER A 17.45+ ACRE PROPERTY SOUTH OF AMADOR VALLEY BOULEVARD, SOUTH AND EAST OF STAGECOACH DRIVE, COLLECTIVELY REQUESTED UNDER PA 88-009.1, .2 AND .3, HERITAGE COMMONS PHASE 2-4, COASTFED PROPERTIES, CASDEN COMPANY WHEREAS, Casden Company submitted a request that the City rezone to a Planned Development (PD) District 17.45+ acres lying south of Amador Valley Boulevard with concurrent requests for Tentative Map and Site Development Review approval covering the Planned Residential Development; and WHEREAS, the California Environmental Quality Act (CEQA), as amended together with the State's administrative guidelines for implementation of the California Environmental Quality Act and City Environmental regulations, requires that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, pursuant to Public Resources Code Section 21000 et. seq., a Mitigated Negative Declaration of Environmental Significance has been prepared by the Dublin Planning Department with the project specific mitigation measures outlined in Staff's Environmental Assessment dated December 7, 1988, regarding: 1. Biological Resources 2. Traffic and Circulation 3. Noise 4. Archaeology 5. Slope Stability, Foundation Support, Consolidation 6. Nuisances 7. Conservation WHEREAS, the Planning Commission did review and consider said Mitigated Negative Declaration of Environmental Significance at its meeting of December 19, 1988; WHEREAS, proper notice of said public hearing was given as legally required; and WHEREAS, the Planning Commission determined that the project, PA 88- 009.1, .2 and .3, has been changed by the Applicant and/or the Applicant has agreed to provide mitigation measures resulting in a project that will not result in the potential creation of any significant environmental impacts identified in the Environmental Assessment. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission recommends that the City Council find that the Mitigated Negative Declaration of Environmental Significance has been prepared and processed in accordance with State and Local Environmental Law and Guideline Regulations and that it is adequate and complete. PASSED, APPROVED AND ADOPTED this 19th day of December, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director ^^ 884X1:, EXHIBIT A P-titt919-)te 9 RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A REPORTING OR MONITORING PROGRAM FOR THE PLANNED DEVELOPMENT (PD) REZONING, TENTATIVE MAP AND SITE DEVELOPMENT REVIEW REQUESTS OF 206 DWELLING UNITS AND COMMON OPEN SPACE PROPOSED OVER 17.45+ ACRE PROPERTY SOUTH OF AMADOR VALLEY BOULEVARD, SOUTH AND EAST OF STAGECOACH DRIVE, COLLECTIVELY REQUESTED UNDER PA 88-009.1, .2 AND .3 HERITAGE COMMONS PHASE 2 THROUGH 4, COASTFED PROPERTIES, CASDEN COMPANY WHEREAS, Casden Company submitted a request that the City rezone to a Planned Development (PD) District 17.45+ acres lying south of Amador Valley Boulevard with concurrent requests for Tentative Map and Site Development Review approval covering the planned residential development; and WHEREAS, the project has been reviewed for environmental impacts pursuant to the California Environmental Quality Act (CEQA) together with the States Administrative Guidelines; and WHEREAS, a Mitigated Negative Declaration of Environmental Significance was prepared by the Dublin Planning Department with project specific mitigation measures; and WHEREAS, the Planning Commission has recommended in Resolution that the City Council adopt the Mitigated Negative Declaration at a public hearing; and WHEREAS, the Planning Commission has recommended in Resolutions , and _, that the project be approved subject to specific mitigation measures; and WHEREAS, the California Public Resources Code Section 21081.6 requires that the City adopt a Reporting or Monitoring Program for the changes to the project which the City has adopted in order to mitigate or avoid significant effects on the environment. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission hereby recommends that the City Council approve the Monitoring Program dated December 14, 1988, and attached hereto as Attachment 1. PASSED, APPROVED AND ADOPTED this day of , 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director 7'488-oo9 -1Ve1-7(12.9e. iIB1T_S -� PA 88-009 HERITAGE COMMONS PD REZONING, TENTATIVE MAP AND SITE DEVELOPMENT REVIEW MONITORING PROGRAM December 14, 1988 The Applicant shall be responsible for any and all costs incurred in monitoring mitigation measures. • A. Biological Resources - Mitigation measures to protect biological resources will be monitored in the following manner: 1. Construction permits for grading improvements and buildings shall not be issued unless plans reflect tree preservation, tree revegetation and construction techniques specified in the Mitigated Negative Declaration. Construction documents shall specify conformance. (Responsibility: Planning Department) 2. Final inspection of improvements will not be granted until all improvements specified on the plans have been instituted. (Building Inspection Department; Planning Department; Public Works Department) 3. Planning Department personnel will inspect the creek area approximately every six months after final inspection, until the creek area is turned over to Zone 7, to assure that the creek vegetation is being properly maintained. (Planning Department) B. Traffic and Circulation 1. Final improvement plans shall include the design of the median break on Amador Valley Boulevard. These improvements shall be bonded to assure that if the developer does not complete the work, the City can cause the work to be completed. (Public Works Department) 2. Traffic impact fees will be collected prior to issuance of building permits. (Building Inspection Department) C. Noise 1. Building plans shall specify the 1) low air infiltration rate frames for the affected buildings and 2) the means by which these units will be mechanically ventilated or air-conditioned. (Building Inspection Department) P,4ge-cry me,-'tage. ATTACHMENT / Exhib.it 8 D. Archaelogy 1. Construction plans or specifications shall state that project construction shall be stopped if archaeological materials are discovered so that the materials can be evaluated by a qualified archaeologist. (Planning Department) E. Slope Stability, Foundation Support, Consolidation 1. Copy of revised soils report shall be submitted with improvement plans. Construction.permits will not be issued unless plans reflect recommendations in the soils report. (Public Works Department) F. Nuisances 1. Construction plans shall specify dust paliative measures. Construction permits shall specify hours of operation. (Public Works Department) G. Conservation 1. Building permits shall not be issued unless plans indicate individual gas meters for each unit. Building permits for pools shall not be issued unless solar heating is included. (Building Inspection Department) RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONING CONCERNING PA 88-009.1 HERITAGE COMMONS, SOUTH OF AMADOR VALLEY BOULEVARD BETWEEN THE SOUTHERN PACIFIC RIGHT-OF-WAY AND ALAMO CREEK WHEREAS, CoastFed Properties is requesting the City rezone approximately 17.45 acres lying south of Amador Valley Boulevard between the Southern Pacific right-of-way and Alamo Creek to a Planned Development (PD) District for a planned residential/development of 206 multiple family residential units; and WHEREAS, the Planning Commission did hold a public hearing on the project on December 19, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be approved subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony as herein set forth; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously recommended for adoption for the Rezoning, Tentative Map and Site Development Review requests (Planning Commission Resolution No. ); and WHEREAS, the Planning Commission finds that the proposed rezoning, as modified, is consistent with the City General Plan and Policies; and WHEREAS, the Planning Commission finds that the proposed rezoning will not have a significant environmental impact; and WHEREAS, the rezoning 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 WHEREAS, the rezoning 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; and WHEREAS, there is little or no probability that the rezoning, as modified, will be a detriment to, or interfere with, the City's General Plan. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission hereby recommends that the City Council approve the Planned Development (PD) Rezoning request PA 88-009.1 subject to the following Conditions of Approval. PA58-001 LAHIBIT C ?r''111f?Qi tm✓F/d®, _�'.....� 7;E2b/7//-7 y' 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. This approval is for a planned residential development of 206 multi- family dwelling units along with on-site recreation facilities, consistent with the following submittals. Except as specifically modified elsewhere in these Conditions, development shall be generally consistent with the following submittals: A. Conceptual site plan, floor plans, elevation prepared by the Casden Company for CoastFed Properties, consisting of six (6) sheets and dated received December 12, 1988 (Architectural Plans) and one (1) sheet dated received October 28, 1988 (Site Plan). B. Conceptual landscape plan prepared by Robert Bucci Associates, consisting of one (1) sheet and dated received November 7, 1988. C. Tentative Tract Map 5883 prepared by Bissel & Karn, Inc. consisting of one (1) sheet and dated received October 26, 1988. Collectively, these materials shall serve as Exhibit "A" for this project and shall be maintained on file with the Planning Department. 2. Site Development Review approval for this project shall be secured prior to issuance of building permits. 3. Except as may be specifically provided for within these Conditions of Approval, the development shall be subject to the requirements of the R-S zoning district. 4. Any exterior modifications such as trellises, sunshades, patio covers, or fences or other accessory structures must comply with a master plan that is architecturally compatible with approved project design, and approved by the Planning Director for this development prior to permit issuance for the development. The master plan shall remain on file with the City as a guide for future modifications by individual owners. 5. 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). 6. 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). 7. Approval of this Planned Development is for two (2) years as is specified in Section 8-31.2(b) of the Zoning Ordinance. A formal project phasing schedule shall elaborate on this letter and detail timing of construction of all major project improvements. 8. If the subject project is not subdivided, as proposed under Subdivision 5883, the project shall remain subject to the Conditions of Approval established for that Subdivision, as determined applicable by the City Engineer and the Planning Director. 9. Mitigation measures and monitoring program specified in City Council Resolutions _ and are made a part of these Conditions of Approval. -2- AIR QUALITY 10. Particulate Control A. Dust control measures, as approved by the City Engineer, in conjunction with the project's improvement plans, shall be followed at all times during grading and construction operations. Construction areas shall be sprinkled during periods when work is proceeding and during other periods, as required, to minimize the generation of dust. B. Graded slopes over 5 feet in height shall be revegetated and hydromulched upon completion of grading operations if to be unlandscaped through the winter season. Where feasible, hydromulch shall be installed in stages. C. To the extent feasible, phased project construction shall balance cut and fill to avoid off-hauling, or importation of material along roadways. BIOLOGICAL RESOURCES 11. Loss of Major Trees A. Trees identified in the Tree Report, prepared by HortScience, Inc. on October 5, 1988, and the Addendum prepared November 11, 1988, shall be preserved and protected. The project shall implement the Tree Preservation Design, Construction, and Maintenance Guidelines contained in the Tree Report. Within the creek channel, the Applicant shall have the responsibility for implementing these guidelines for a minimum period of one (1) year from the completion of construction, or until the Alameda County Flood Control District or other public entity accepts the channel, whichever is later. B. During site preparation and construction, a horticulturalist shall monitor and implement the specific preservation plan, and shall supervise construction activities, especially grading and pruning, as needed to implement the plan. C. A revegetation plan for the creek shall be prepared and implemented which includes the replanting of native species on disturbed areas. The revegetation plan shall include provisions to aid new trees during early years through irrigation, fertilization, deer protection and disease prevention. Areas where existing vegetation shall remain shall be marked on plans. D. Two new trees of at least 15 gallon size shall be provided within the creek tree planting plan area to mitigate the loss of each existing tree over 6 inches in diameter. To the extent feasible, new trees shall be of the same species as the trees lost. All plans for additional tree planting shall be subject to review and approval by Alameda County Flood Control District Zone 7. E. Whenever possible, construction activities shall be restricted from within the drip line. At the maximum, no more than 40 percent of the area within the drip line for trees planned to be preserved shall be altered. Placement of rip-rap within the drip line is permitted under supervision of a qualified horticulturalist and as specified in Condition "11-L" below. F. During project construction, damaged roots shall be cut cleanly with a saw. Trenches shall be back-filled as soon as possible to avoid exposure of roots from dessication. Irrigation during and following construction shall be provided where necessary. G. Supplemental irrigation for trees subject to stress shall be provided. H. Positive drainage away from tree trunks shall be established and water shall not be allowed to stand at the base of the trees. -3- I. Open areas around trees to be preserved shall not be grubbed where grading activities are not required. J. Horticultural care, monitoring of pest population and the incidence of disease and control treatments when necessary, shall be provided. This measure shall apply to all trees with health classified by the Tree Report as A, B, or C and as identified by the tree preservation identification list as "preserved" or as having a good or moderate suitability of being preserved. K. Temporary fences shall be constructed around the trees to be preserved to exclude all equipment from within the drip line. L. Placement of soil and/or rip-rap or other slope protection materials around the base of trees must be accomplished by hand, or with equipment that is not standing within the drip line of trees to be preserved. M. All wounds to trees to be preserved shall be repaired promptly, with such repair and pruning to be performed by a qualified arborist. 12. Riparian Habitat Loss A. Temporary fencing shall be provided during the construction for those areas of riparian habitat not intended to be included within the construction zone. B. An erosion and siltation control plan shall be incorporated within the grading plan for the project. C. A revegetation effort shall be implemented on all reconstructed channel banks as soon as possible after construction is completed to enhance riparian habitat consistent with proper channel maintenance for flood control. Such revegetation plans shall include the following: (1) Use of trees, shrubs and vine species native to the region. (2) Use of shrubs with high wildlife value on the lower channel slopes. (3) Use of indigenous tree species, such as valley oak, live oak and buckeye, on the upper channel slopes above the maintenance road, together with shrubs and vines to approximate a natural riparian community. (4) Trees, shrubs and vines may be established from seeds, liner stock or small container stock (one gallon) or hydromulch where feasible. (5) Undertaking of an irrigation program to aid survival of woody plants during the first few summers. Where feasible, fixed irrigation shall be installed. (6) Inclusion within the revegetation plan of portions of the existing riparian corridor which are intended to be left in their present condition, including provisions for native trees, shrubs and vines, where they do not now exist. (7) Obtaining the approval of Alameda County Flood Control District for the revegetation plan, which shall be consistent with Flood Control maintenance requirements. (8) Provision of revegetation along the riparian corridor and the successful establishment of plantings. Subsequent maintenance and management of vegetation in the stream channel will be the Applicant's responsibility for one (1) year following completion of construction -4- 13. Construction Phase Impacts A. Except with the permission of the City Engineer, earth moving shall be undertaken and carried out during the dry season. B. Prior to winter rains, all bare ground shall be hydroseeded. If grading is undertaken during winter time conditions, a plan shall be submitted for stabilization and control of erosion. Such plan may include mechanical soil stabilization, sediment barriers, and settling ponds. C. Conditions of the California Department of Fish and Game Stream Alteration Permit shall be followed to minimize erosion during construction in the creek channel. D. Sediment control measures shall be used within construction areas to reduce movement of silt and other sediment from the site. E. In order to protect both the riparian corridor and isolated trees from construction equipment, vehicular activity, and dumping of trash and debris, areas not intended to be graded shall be protected with temporary fencing. 14. Long Term Impacts Human use of the riparian corridor and stream channel shall be restricted and, where feasible, fencing erected for this purpose. ENERGY 15. All units shall contain standard and currently available energy saving devices, and shall be insulated in accordance with Title 24, State of California Administrative Code. All buildings shall be designed to comply with Title 24 Energy Regulations. 16. All units shall be provided with separately metered gas for hot water. All meters shall be screened from view within an enclosure that is compatible in design, location and materials to that of the building to which it is to be installed. 17. Exterior lighting fixtures shall be energy efficient, fluorescent or metal vapor lighting. 18. Landscape design shall incorporate use of solar shading for south- and west-facing walls. 19. Recreation area pools shall incorporate solar heaters. The developer shall submit documentation that the number, size, location and design at the solar collector panels will suffice to provide adequate pool heating for a reasonable length of time in each calendar year. Heating of the pools may be supplemented by gas heaters. The use of pool covers may be used in place of or in conjunction with solar heaters providing the Applicant can demonstrate reasonable energy conservation to the satisfaction of the Planning Director. HYDROLOGY AND WATER QUALITY 20. Increased Flows A. A hydraulic analysis shall be prepared to demonstrate that sufficient capacity exists in the Alamo Creek channel to meet the future flows both of this project and future buildout of the Alamo Creek drainage. B. Six-foot black clad chain link fencing shall be installed along both sides of the creek. 21. Increased Erosion and Sedimentation A. Grading within Alamo Creek shall be limited to the period from April 15 through October 1 of each year. -5- B. An erosion control plan shall be prepared by the developer's Engineer and submitted with the grading plan. The plan shall be in use until permanent storm sewers have been installed and streets paved, and then these erosion control plans shall be modified to the new Conditions. Erosion control plans shall include, as required, hydromulching cut-and-fill slopes, sediment barriers, and sedimentation basis and ponds. Grading shall be conducted in such a manner that standing water is not retained in the vicinity of trees to be preserved. C. A permanent revegetation plan shall be prepared for revegetation of the channel, consistent with the requirements of Alameda County Flood Control District Zone 7. D. Culverts discharging into the stream channel shall be constructed in such a manner as to avoid erosion by providing impervious spillways on the side slopes into the bottom of the channel E. Final improvement plans prepared for the channel shall maintain the maximum amount of existing channel vegetation feasible and shall preserve existing tree stands identified in the Tree Report, October 5, 1988 and Addendum, November 11, 1988, prepared by HortScience, Inc. MUNICIPAL SERVICES AND FACILITIES 22. Water Supply A. The project shall incorporate all reasonable water conservation measures including water conservation appliances and separate metering of gas for hot water heaters. The project Architect, or Civil Engineer, shall provide a letter to the Planning Director or Building Inspector stating the water conservant toilets, shower heads, and automatic dishwashers with low flow cycles will be installed in the units in this project. 23. Fire Protection A. All dwelling units within the project shall incorporate smoke detectors and spark arrestors on fireplaces. B. Maintenance roads for the creek shall be available for emergency access. Emergency access routes are subject to the approval of DRFA (Dougherty Regional Fire Authority). C. Fire hyrdants at the locations approved by DRFA shall be installed and operable, to the satisfaction of DRFA prior to combustible construction. Provision of raised blue reflectorized pavement markers shall be made in the center of the private vehicle accessways at each fire hydrant. D. Each building and residence unit shall include a lighted, clearly visible address. A lighted, clearly visible project directory shall be provided at all major project access ways. 24. Police Protection A. Emergency access along the Alamo Creek channel maintenance road shall be developed. 25. Recreation Parkland shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of Building Permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The parkland dedication required is approximately 1.854 acres (0.009 acres/dwelling units x number of dwelling units). In lieu fees are equal to the then current value of one acre of the developable acreeage of the area to be subdivded times parkland dedication. Parkland dedication credit may be available for on-site recreational facilities. Preliminary calculations of dedication credit are 0.1333 acres. Final calculations on parkland -6- dedication credit are subject to review and approval of the Planning Director and City Engineer based on final improvements, site and landscaping plans. NOISE 26. Second floor units in the four buildings nearest Amador Valley Boulevard (Buildings 23-26) shall have windows and doors in low air infiltration rate frames as specified in the Noise Assessment prepared by Illingworth & Rodkin dated November 11, 1988. 27. The above described units must be mechanically ventilated or air conditioned to enable the occupants to close the windows for noise control. SITE DEVELOPMENT REVIEW SUBMITTAL 28. Open Space A. Deck dimensions for second floor elevations shall have a minimum dimension of seven feet, excluding fencing or railing and a minimum of 70 square feet in area. B. Private useable open space (patios) for ground level units shall be a minimum of 140 square feet in area. 29. Architectural Design Site Development Review submittals shall include plans at an appropriate design scale which detail that: A. All dwelling units are oriented properly and at a sufficient distance from each other, from parking and vehicular areas, and group use areas. B. Parking and vehicular areas shall be screened with patio fences or appropriate landscaping from view of ground floor dwelling units. C. To the extent feasible, west-facing units have sun-shading devices or landscape screening to prevent over-heating of units. D. Architectural design is compatible in color and finish with its surroundings. 30. The developer shall obtain written approval from the local postal authority on the location and size of mail receptacles. 31. At-grade patios shall be individually fenced and shall be supplied with soil preparation to accommodate future planting. Individual hose-bibs for each ground level unit patio area shall be provided by the developer. The hose-bibs may be left in a "roughed-out" stage until such time as the units are put up for individual sale. The layout of the enclosed patio areas (regarding size and placement of concrete patio pads and the design of the enclosing fencing and retaining walls) shall be subject to review and approval as part of the Site Develpment Review submittal. 32. The developer's Engineer shall develop the expected truck length and turning radius criteria to use the private streets (fire equipment, delivery, garbage or moving trucks, etc.) and design the curb radii accordingly and submit this data and design criteria with the improvement plans. 33. Parking stalls shall be a minimum depth of eighteen (18) feet for standard-sized stalls and sixteen (16) feet for compact-sized stalls and a minimum width of nine (9) feet. A two (2) foot overhang into landscaped areas may be included in parking stall length. -7- 34. Special private storage areas of at least 120 cubic feet per unit shall be provided within or adjacent to each unit. Details of the location and design of these areas shall be subject to review and approval as part of Site Development Review submittals. 35. Information detailing the design, location and materials of all fencing, and of retaining walls over two feet in height, shall be subject to review and approval of the Planning Director. 36. Slopes for areas adjoining both public and private roadways shall be designed to maximize the level areas available for landscape treatment and for general safety consideration and shall be subject to review and approval through the Site Development Review process. 37. Light standards (freestanding, pedestrian and/or wall mounted) utilized in this project shall be of a design which shields the light sources from view from off-site while providing for adequate security and safety illumination. Light standards shall be subject to review and approval as part of the Site Development Review submittal as regards design, location, number and illumination intensity. 38. Handicapped ramps and access as required by Title 24, State of California, shall be provided (parking and walkways serving on-site recreational facilities). Handicapped parking stalls, appropriately signed, shall be provided evenly throughout the project with their location and design as part of the Site Development Review submittal. 39. The use of entrance gates at any portion of this development are specifically disallowed unless architectural treatment, traffic and emergency access impacts are addressed and approved through the Site Development Review process. 40. A pedestrian circulation plan shall be submitted as part of the Site Development Review materials. The plan shall include section details of the pathway system and a detailed pedestrian walkway lighting plan. 41. Signs established at entrances for project identification purposes shall be subject to review and approval as part of the Site Development Review submittal. SOILS, GEOLOGY AND SEISMICITY 42. Seismic Activity An updated Geotechnical Investigation Report shall be prepared and submitted with the project improvement plans. 43. Soils and Slope Stability A. All foundation design, grading operations and site construction work shall be consistent with the recommendations of the Geotechnical Investigation Report, prepared by Bay Soils, Inc. and dated January 13, 1981, or the updated report, if different. B. No cuts or fill slopes shall exceed a slope of 2:1. Where possible, cuts or fills should be designed at 2.5:1 or flatter. C. All fills of sufficient height shall be keyed into the existing soils as recommended by the soils report prepared for this site. D. All cut slopes of sufficient height should have bench gutters to prevent drainage over the face of the slopes. E. Prior to any grading of the site, a detailed plan covering grading (including phasing), drainage, water quality, erosion and sedimen- tation control for construction and the post-construction period shall be prepared by the project Civil Engineer and/or Engineering Geologist, and shall be approved by the City Engineer. Said plans shall include detailed design, location, and maintenance criteria of all erosion and sediment control measures. The plans shall attempt to assure that no increase in sediment or pollutants from -8- the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures. F. A report addressing the liquefaction danger to buildings adjacent to Alamo Creek shall be prepared. G. Sub-drains shall be installed in all existing natural drainages which are to receive material. Installation shall be per the requirements of the Soils Engineers. H. Full-time soils inspection by the Soils Engineer representative during mass grading operations shall be provided by the developer. I. All property including maintenance roads shall be graded to slope away from the creek to protect slopes from erosion. J. The design of all multi-family residences shall be reviewed by a licensed structural engineer for seismic requirements prior to the issuance of building permits. K. Where import depth of non-expansive soils is less than 2.5 feet thick, post tension slabs should be used to avoid potential damage from expansive soils. L. All import soil brought onto the site shall be of a non-expansive nature. M. Where soil or geotechnical conditions encountered in grading operations are different from that anticipated in the soil and geological investigation reports, or where such conditions warrant changes to the recommendations contained in a site-specific/ project-specific soils and geotechnical report which shall be submitted for review and approval by the City and shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of erosion, settlement and seismic activity. 44. Mass Grading A. Cuts and fills shall be designed to balance whenever possible to avoid the need of offsite hauling. B. Cut-and-fill slopes shall be contour-rounded to conform as closely as possible with the natural slopes, to avoid a man-made appearance, and to form a gradual transition to natural terrain. C. Variable slopes shall be used to mitigate environmental and visual impacts of grading. 45. Engineered slopes shall be contoured to blend into the natural topography and shall not, to the extent feasible, exceed 2.5:1 slopes. TRAFFIC AND CIRCULATION 46. The developer shall construct a median break with left turn pocket at the project entry as described in the Traffic Study prepared by Abrams Associates, December 5, 1988. MISCELLANEOUS 47. The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff. Any other change will require Planning Commission approval through the Conditonal Use Permit review process or, depending on the magnitude of the modification, submittal of a new Planned Development Rezoning submittal. The four buildings closest to Amador Valley Boulevard shall not exceed a maximum deviation of five feet from the pad elevations indicated on the Revised Tentative Map and Development Plan, dated received October 26, 1988. -9- 48. If occupancy is to occur in phases, 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. 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. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from the property owners and any and 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. 49. Prior to final inspection and occupancy of any units: A. Storm drainage facilities shall have been installed as approved by the City Engineer. B. Fire protection devices shall have been installed, be operable, and conform to the specifications of and inspections by the Dublin San Ramon Services District Fire Department. C. Cable TV hook-up shall be provided to each unit. D. 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. E. Street name signs, bearing such names as are approved by the Planning Director, shall have been installed. 50. Prior to occupancy of any unit, each phase of development landscaping, irrigation, fencing and landscape lighting in accordance with approved landscape and erosion control plans shall have been installed, or a bond or letter of credit for the landscaping, lighting, appurtenant structures, and irrigation system shall be provided to the City. A statement from the project Landscape Architect shall certify that the landscaping has been installed in accordance with the plans and shall be submitted to the Building Official and Planning Director. 51. Should the project be phased: A. The undeveloped area shall be maintained as acceptable to DRFA and shall be kept free of trash and debris. B. Each phase shall be landscaped and developed such that should construction of subsequent phases be delayed, the constructed phase(s) will appear as a completed project. 52. Should the units be initially occupied as apartment units, the following reports shall be filed with, and approved by, the City Engineer at the time the units are put up for individual sale. A. A report by a licensed roofing contractor certifying that the roofs of all the structures are in good condition and not likely to be in need of replacement for at least 10 years. A reserve deposit may be established to cover the estimated prorated costs of roof replacement where replacement will be required prior to 10 years. B. A report by a professional Engineer attesting, to the extent reasonably feasible, that the structure of all buildings, pavements, storm draininage facilities, and the interior and exterior plumbing, electrical systems, and utility and mechanical equipment to be owned in common, or as part of the individual condominiums, are in good and serviceable condition. -10- C. A report by a licensed painting contractor that paint throughout the project is in good condition and that the building exteriors should not require repainting for at least five years. A reserve deposit may be established to cover the estimated prorated costs for the repainting of the units where repainting will be required prior to a 5-year period. D. A report by a licensed termite and pest control specialist certifying that the structures are free of infestation and structural damage caused by pests. 53. Should the units be initially occupied as apartment units, all applicances shall either be replaced with new units or the initial buyers provided with a one-year's parts and warranty guarantee on all applicances. 54. The developer shall provide guarantees that a minimum of 10% of the multi-family units in the project shall be maintained as rental units for a period of five years. The document providing said agreement shall be subject to review and approval by the City Attorney. Developer agrees that until the Condition has been satisfied, there shall be no conversion of condominium units for sale. 55. The minimum distances between buildings, building appurtenances and other project improvements shall comply with the chart in Attachment "C". The term "building" shall refer to the exterior side of building walls containing heated space. Exceptions to the standard setbacks are possible through review and approval by the Planning Director through the Site Development Review process. PASSED, APPROVED AND ADOPTED this 19th day of December, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -11- 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, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be - resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. ATTAcHMENT Eh, PA 88-QQi•I Pp Re-2oAi e . 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: 7 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. DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDINGG SECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the locking .device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fitted to all doors with wooden jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doors shall have rabitted jambs or alternative means of strengthening. E. Exterior hinges shall have non-removable hinge pins. F. Exterior and interior garage out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung doors shall have one of the doors secured with two cane bolts of hardened steel. The bolts shall engage a metal strike to a depth of not less than 3/8 inch and be a minimum 1/4 inch diameter. H. Sliding glass doors shall meet the uniform building code for shatter resistance. 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 lost• or similar device of rot less that li inch diameter. ,1,e Diu shall be ter iiardebeu material and engage the metal portion of the sliding door. wcss-cog flert- e ATTAkMENT tgA;h•re, n The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire department or building codes. Double sliding glass doors shall be locked at the meeting rail. Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall be fitted with a minimum 180 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows: 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. Windows shall meet the uniform building security code for shatter resistance. 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 devices shall be fitted with a positive window lock that engages metal to metal. 3. LIGHTING • A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be illuminated from the interior and contain numerals of not less that 2 1/2 inches. 4. GARAGE AND STORAGE AREAS A. Garage doors shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the out side. 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 permitted with an alternative form of locking device activated from the interior of the garage. Exterior garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material , or covered with a security mesh of 1/'8 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall be fitted a deadbolt lock and associated hardware, or a minimum 3/8 inch diameter hardened padlock hasp. PA88-009.1 STANDARD SETBACK REQUIREMENTS (in feet) To Building Building Appurt. Patio Fence Carport From Building 20 Appurtenance 15 10 Patio Fence 10 10 5 Private Roads 15 10 5 Amador Valley Blvd. 25 20 15 Creek Fence 10 10 (a) Parking Areas 10 10 5 Property Lines 15 10 (a) 3 (a) Applies to patio fences parallel to creek fence or property line: (1) 10 feet if a pathway falls between the two fences; (2) 5 feet if no pathway falls between the two fences. L f �. pAlag 1 pc Ke-t,on.i mi • RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE MAP CONCERNING PA 88-009.2 - HERITAGE COMMONS - CASDEN COMPANY WHEREAS, Casden Company requests approval to subdivide 17.45+ acres of land into a one lot subdivision creating a lot for multiple family residential (which is proposed for subsequent subdivision into residential condominium air-space units); and WHEREAS, The State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and WHEREAS, the Planning Commission did hold a public hearing on December 19, 1988; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, the Staff Report has been submitted recommending that the Tentative Map be approved subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports and recommendations as hereinabove set forth; and WHEREAS, pursuant to State and City Environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously recommended for adoption for the Rezoning and Tentative Map requests (Planning Commission Resolution No. ); and WHEREAS, the Planning Commission finds that the proposed Tentative Map will not have a significant environmental impact. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. Tentative Map 5883, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5883, as modified, is consistent with the City's General Plan as it applies to the subject property. 3. Tentative Map 5883 will not result in the creation of significant environmental impacts. 4. Tentative Map 5883 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. 5. 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, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. 6. The site is physically suitable for the proposed development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. Pi►-g -oa9 IT ;e,-)1 )e. 4414-p 7. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, yet not readily available, in the City of Dublin. 8. General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks and similar elements have been designated to provide a desirable environment for the development. 9. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve Tentative Map 5883 - PA 88-009.2 subject to the conditions listed below: CONDITIONS OF APPROVAL Unless otherwise specified the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless othewise specified. GENERAL PROVISIONS 1. Approval of Tentative Map 5883 is subject to the subdivider securing final approval from the Dublin City Council for the Planned Development (PD) Rezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Rezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. 2. Mitigation measures and monitoring program specified in City Council Resolutions and are made a part of these Conditions of Approval. ALAMO CREEK 3. Provide bank stabilization along Alamo Creek. Detailed bank stabilization plans shall be reviewed by the City Engineer and approved by the Alameda County Flood Control and Water Conservation District (Zone 7). 4. Fencing (of a design acceptable to ACFC & WCD - Zone 7 and the City Engineer) shall be installed to the satisfaction of Zone 7 and the City Engineer along Alamo Creek prior to occupancy of any residential units in this project. 5. The maintenance road constructed for this project along the east side of the creek shall be paved for use as a possible future bike trail. The minimum pavement section shall be two (2) inches of asphalt concrete base material. Soil's information and pavement design shall be submitted to the Public Works Department for further review. 6. Access to the Alamo Creek maintenance roads shall be available to emergency vehicles. Fencing and gates for access are subject to the approval of Zone 7. 7. Final creek stabilization and improvement plans are subject to review of soils report which might modify requirements for creek slope stabilization. ARCHAEOLOGY 8. 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 -2- opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS 9. 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 Improve- ment Plans and Specifications. b. All required landscaping along public streets shall be installed and established. c. An as-built landscaping plan for landscaping along public streets shall be prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans. d. The following shall have been submitted to the City Engineer: 1) 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. 2) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 3) A declaration by the project Geologist or Soils Engineer that all work was done in accordance with the recommen- dations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the Soils Engineer. 4) A declaration by the project Civil Engineer or Land Surveyor that the finished graded building pads are within + 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades). COVENANTS, CONDITIONS AND RESTRICTIONS 10. Covenants, Conditions and Restrictions (CC&R's) shall be established for the development. The CC&R's shall be approved by the Planning Director prior to the recordation of the Final Map. The CC&R's shall be reviewed and approved by the City to assure that: a. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space, common parking and driveway areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, exterior of all buildings, and drainage and erosion control improvements. b. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior at the time of purchase. c. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. d. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowners' Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. -3- e. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowners' Association and the Conditions, Covenants and Restrictions applying to the development. f. The Homeowners' Association shall contract with, or be advised (as to how to handle maintenance operations) by, a professional management firm. g. Parking of recreational vehicles or boats shall be prohibited, except in designated recreational vehicle parking spaces. h. The CC&R's shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for mainentance of private vehicle access ways and utility trenches in public utility easements. They shall further be void of any mention of future dedication of the access way to the City as a public street. i. Restrict the recoloring, refinishing, or alteration of any part of the exterior or any building until the Owner or Declarant first obtains approval from the related City of Dublin Departments. DRAINAGE 11. Roof drains shall be tied into the storm drain system in a manner approved by the City Engineer. 12. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 13. The improvement plans for Subdivision 4950 shall be examined by the Applicant's engineer to discover the actual location of the existing storm drain facilities extending from Subdivision 4950 across this property in a southerly direction to Alamo Creek. The facilities as shown on the tentative map are incorrect. 14. The existing storm drain facilities that are under the proposed buildings must be removed, relocated or building locations changed. Any change in building locations is subject to approval of the Planning Director. 15. All storm drain outfalls into Alamo Creek should be of an Alameda County SD-506 type structure or as specified by Zone 7. 16. Entire site, including Alamo Creek maintenance roads, must be graded to drain away from Alamo Creek. On-site storm drainage shall be collected and discharged to the creek as specified by Zone 7. DEBRIS 17. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. 18. The 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 contruction period, as determined by the City Engineer. EASEMENTS 19. Where the subdivider does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the City Engineer. 20. Permission shall be obtained from Alameda County for any encroachment into their property along the western property line. -4- 21. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 22. The developer shall be responsible for the development and recordation of an appropriate agreement (subject to review and approval by the City Attorney) which assures provision of the vehiclular/ pedestrian/bicycle cross access, where such access facilities are common to Subdivision 4950 and 5883. 23. Public utility easements shall be established for the electric distribution system and to provide for lines for the telephone company. FIRE 24. 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 Dougherty Regional Fire Authority (DRFA). All such work will be subject to the joint field inspection of the City Engineer and DRFA. FRONTAGE IMPROVEMENTS 25. Amador Valley Boulevard is improved to 80-foot major arterial street standards. Any deficiencies in existing frontage improvements shall be corrected. New improvements shall be required to be installed by this development and shall include sidewalk, street monuments, street trees, landscaping along the frontage, and street restriping. 26. The sidewalk, landscaping and irrigation, along the project's Amador Valley Boulevard frontage shall be installed prior to the occupancy of any units in this project. Final design details shall be subject to review and approval by the Planning Department and City Engineer prior to installation. 27. Landscaping and irrigation plans for the project's frontage along Amador Valley Boulevard shall be submitted for review and approval by the Planning Department and City Engineer with the project landscape working drawings. 28. 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. GRADING 29. Prior to commencement of construction of any structures, site grading shall conform with the recommendations of the project Soils Engineer, to the satisfaction of the City Engineer. A declaration by the Soils Engineer that he has supervised grading and that such conformance has occurred shall be submitted. 30. 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. 31. The Applicant shall be aware of the fact that some conrete/asphalt rubble was placed deep in the fill for areas which were previously to be landscaped. If buildings are to be placed over this rubble, special foundations will be required by the City's Building Inspection Department, or the rubble must be removed. 32. 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 -5- Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the 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 specifica- tions. Inspections that will satisfy grading plan requirements shall be arranged with the City Engineer. 33. Any grading on adjacent properties will require written approval of those property owners affected. 34. 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 review by the 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. 35. The developer and/or his representatives shall notify the State Department of Fish and Game, P.O. Box 47, Yountville, California 94599, of any construction activity proposed in conjunction with this project that may affect Alamo Creek in accordance with Sections 1601 and 1602 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. HANDICAPPED ACCESS 36. Handicapped ramps and parking shall be provided as required by the State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES 37. 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. 38. Provide documentation acceptable to the City for unrestricted use of Stagecoach Road by project residents and visitors. 39. Prior to recordation of the Final Map, improvement plans complete with all on and off-site improvements, grading plans, hydrology map (showing complete drainage area), hydrology and hydraulic calculations (proving adequacy of on and off-site drainage improvements) and engineer's estimate shall be approved by the City Engineer. Moreover, all improvements shall be bonded and all plan checking and inspection fees shall be paid. 40. Existing adjacent street improvements shall be inspected by the developer and a representative of the City to determine the existing condition of the improvements. Any damage caused by the construction of the work on this project shall be repaired to the satisfaction of the City Engineer prior to acceptance of the tract by the City Council. 41. Where the project improvements encroach on the Dublin Housing Authority lands, negotations shall be undertaken to obtain the right o improve those lands, or failing that, the project shall be moved away from the creek to insure no loss of improvement should there be creek bank failure. 42. Remove fence and repair improvements, including drain inlets, at the south end of Stagecoach Road to the satisfaction of the City Engineer. 43. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the City Engineer 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. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a -6- labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 44. The Sign Program utilized for this project shall reflect the City Engineer's direction regarding street name signs and regulatory signs and shall be reviewed as part of the Project Improvement Plans. 45. Prior to approval of the improvement plans by the City Engineer, the first sheet must be signed by an authorized representative of the Dougherty Regional Fire Authority to approve "equipment access and hydrant locations" and by an authorized representative of PG&E to approve "street light locations". PARK DEDICATION 46. Parkland shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of Building Permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The parkland dedication required is approximately 1.854 acres (0.009 acres/dwelling units x number of dwelling units). In lieu fees are equal to the then current market value of one acre of the developable acreage of the area to be subdivided times parkland dedication requirement. Parkland dedication credit may be available for on-site recreational facilities. Preliminary calculations of dedication credit are 0.1333 acres. Final calculations on parkland dedication credit are subject to review and approval of the Planning Director and City Engineer based on final improvements site and landscaping plans. STREETS 47. The minimum uniform gradient shall be 1% on streets and parking areas and shall be 2% on soil drainage. The street surfacing shall be asphalt concrete paving, except as otherwise noted for the project entry off of Amador Valley Boulevard. The City Engineer shall review the project's Soils Engineer's structural 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 City Engineer. The subdivider'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 and parking areas. 48. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way of if this work is not covered under the improvement plans. 49. The striping and signing of internal roadways shall be subject to review and approval by the City Engineer as part of the Project Improvement Plans. Internal roadways shall be posted as private streets. Parking area striping and signingh shall include small car, handicapped, and visitor parking information. Use of double parking space striping is encouraged. 50. A concrete band entry pavement treatment shall be supplied at the project entry off of Amador Vallely Boulevard to delineate a private street. The design, materials, dimensional layout, and traffic signing for the entry pavement areas shall be subject to review and approval by the City Engineer as part of the Project Improvement Plans and Site Development Review. 51. Street names shall be submitted and processed through the Planning Department and those approved names shall be indicated on the Final Subdivision Map. 52. The Applicant shall submit a Private Vehicle Accessway Agreement for review and approval by the City Engineer, Planning Director and City Attorney prior to the framing inspection of any units in the project. The Agreement shall serve to establish a contract which will enable the City to provide specified maintenance service on the vehicle accessways -7- in the event the Developer or the Homeowners' Association fails to so maintain them. This maintenance will be carried out at the Developer's or Homeowners' Association's expense. 53. The roadway alignment between the south edge of the main entry turn- around, a point approximately 100 feet south shall be adjusted to eliminate the offset at the first driveway intersection. 54. The roadway alignment at the eastern portion of Area 2 shall be modified to remove the compound curves. 55. The sidewalk along the east side of the main loop road shall be extended from the recreation center in Area 1 to Amador Valley Boulevard. UTILITIES 56. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each 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. 57. Prior to approval of the grading and improvement plans, the developer shall furnish the 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 the development. 58. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 59. All utilities to and within the project shall be undergrounded. 60. Prior to final preparation of the subgrade and placement of base materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines, and the Public Works Department notified by each of the utility companies having facilities within the work area, that the utility installation has satisfactorily passed acceptance tests. Public utilities and sanitary sewers shall be installed in a manner which will not disturb the street pavement, curb, and gutter when future service connections or extensions are made. 61. All new and existing utilities that will remain in place must be located in an easement that is acceptable to the utility company and the City Engineer. WATER 62. 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 Distict, and will be subject to field inspection by the District. 63. 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 (415) 443-9300 for additional information. 64. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the storm drain relative to the sewer lines. b. The location of the sewer man-holes. They shall be in parking or street areas accessible by District equipment. -8- c. Dedication of sewer lines. d. Location and design of the water system values. MISCELLANEOUS 65. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" — 400-ft. scale, and 1" = 200-ft. scale for City mapping purposes. 66. All construction activity at this site shall be limited to the hours between 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. A request for weekend work shall be limited to light equipment and hand work and shall be requested in writing no later than Wednesday prior to the proposed weekend work. 67. All construction traffic shall enter and leave the site directly from the Amador Valley Boulevard frontage; none is to use the existing Stagecoach Road access. 68. The developer shall pay a traffic impact fee to be used for traffic facility improvements, as outlined in the City Traffic Engineer's (TJKM) memo of December 5, 1988 (see Attachment "A"). The fees are based on the project's proportional share of cumulative traffic impacts within the City of Dublin for traffic improvements identified in the City of Dublin General Plan and 1988-1993 Capital Improvement Program. Total fees shall not exceed $106,668 or $518 per dwelling unit. 69. 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, and the performance guarantee required is released; thereafter, maintenance shall be the resonsibility of a Homeowners' 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. 70. There shall be compliance with DRFA requirements, Flood Control District requirements, and Public Works requirements. Written statements from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of Building Permits on lots of the subdivision or the installation of any improvements related to this project. 71. Unit address information and directories shall be provided to the satisfaction of the DRFA, Postal Services, and Dublin Planning and Building Departments. 72. Install street light standards and luminaries of the design, spacing and locations approved by the City Engineer. 73. The subdivider shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. 74. Street trees, of at least a 15-gallon size, shall be planted along the public 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 6 feet of sidewalks or curbs shall be provided with root shields. 75. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements thereto, shall be submitted at the time of submission of the grading and improvement plans to the City Engineer. -9- 76. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 77. Prior to filing of a condominium plan or offering a condominium unit for sale, the developer shall have completed the following: a. Recordation of the final map. b. Completion and final acceptance as complete by the City of all construction within the project to be offered for sale, including buildings, streets, parking and landscaping. PASSED, APPROVED AND ADOPTED this 19th day of December, 1988 AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -10- ' RECEIVER DEC 9 1988 MEMORANDUM DUBUN PLANNING DATE: December 5, 1988 TO: Lee Thompson FROM: Michelle DeRobertis SUBJECT: Traffic Mitigation Fee for Heritage Commons This memo is to present the results of our analysis to determine appropriate traffic mitigation fees for the second phase of the Coastfed Properties/Heritage Commons residential project on Amador Valley Boulevard in the City of Dublin. The project consists of 206 one,two and three bedroom multi-family residential units. The traffic generated by the project has been estimated to impact several locations in the City of Dublin. The project traffic along with cumulative traffic will require that certain traffic improvements be implemented in order to accommodate the future traffic. 1. The first improvement required as a result of project and cumulative traffic is the widening of Dougherty Road from two lanes to six lanes between Amador Valley Boulevard and Sierra Lane. The funding for half of the new four lane section has already been committed by another source. However, the cost to improve the remaining half of the new four-lane road, and the cost to widen from a four-lane road to a six-lane road as well as undergrounding the utilities (which are currently located in what will be a travel lane of the six-lane road)still remains unfunded. Therefore, the project should contribute to the cost of these unfunded improvements in proportion to its share of the new future traffic volumes. The cost of the road widening improvements is estimated by the City Engineer to be $1,556,000 and the cost of undergrounding the utilities is estimated to be $569,500, totalling $2,125,500. The Coastfed Properties Traffic and Transportation Study by Abrams •Associates, November 2, 1988, determined that the project will contribute 318 vehicles per day to this section of Dougherty Road. The future daily volumes on this section of Dougherty Road are projected to be 34,100 in the year 2010. The existing average daily traffic volume on this road segment is 12,900. Thus the increase in daily traffic is 21,200 vehicles per day (vpd). The project's contribution of 318 vpd is 1.5 percent of the total new future daily traffic volume. Therefore, the project should contribute 1.5 percent of the cost of improving Dougherty Road to a six-lane section,or$31,882. 2. The second improvement required to accommodate project and future traffic is the widening of Dougherty Road from two lanes to six lanes between the City " 't :.d Ama "alley Boc:_:ari. Tl.c funding for three permanent lanes and one temporary lane of the required six-lane section has already been committed by another source. However, the ri ,,7.,- . 4637 Chabot Drive,Suite 21, s it To PLEASANTOA a;5 R Exhibit D omN Lee Thompson -2- December 5, 1988 cost to widen from a four-lane road to a six-lane road still remains unfunded. Therefore, the project should contribute to the cost of these unfunded improvements in proportion to its share of the additional future traffic volumes. The estimated cost of these improvements is $2,332,000. The Coastfed Traffic Study projected that 80 project trips would use Dougherty Road north of Amador Valley Boulevard. The future estimated daily traffic on this section of Dougherty Road in the year 2010 is 24,100. The existing traffic volume is 5300, so the net increase in traffic is 18,800 vpd. The.project traffic would be 0.4 percent of this additional future traffic. Therefore, the project should contribute 0.4 percent of the cost of the improvements or$9,328. 3. The third improvement required as a result of project and cumulative traffic volumes is the installation of a traffic signal at the intersection of Amador Valley Boulevard and Amador Plaza Road. The methodology for determining the proportionate cost sharing of this improvement was developed previously for the Rainbow Investments mitigation fee in our memo dated October 25, 1988 and will be reiterated here. The future traffic volumes at the intersection of Amador Valley Boulevard and Amador Plaza Road were determined for the Downtown Dublin Improvement Plan Study of 1986. These volumes included the traffic generated by all approved developments as well as all future developments that could be accommodated in Downtown Dublin, including BART. The future volumes at this intersection were compared to the existing volumes to determine the total number of incremental trips as of February, 1986,the time of the downtown study. In 1986, there were 2,199 p.m. peak hour trips through the intersection of Amador Valley Boulevard and Amador Plaza Road. The future traffic projections at buildout at the intersection are 3,087 p.m. peak hour trips. This is an increase of 888 p.m.peak hour trips. The projected total cost of the signal at Amador Valley Boulevard and Amador Plaza Road, is $127,766 (see attachment). Therefore, the cost of each peak hour trip through the intersection is $144, ($127,766 divided by 888 peak hour trips). This mitigation fee of $144 per p.m. peak hour trip through the intersection of Amador Valley Boulevard and Amador Plaza Road was applied to the peak hours trips projected for the Coastfed development. The Abrams Associates traffic study projected that 53 project trips would travel through the intersection of Amador Valley Boulevard and Amador Plaza Road during the p.m. peak hour. Therefore, the project should contribute 53 X $144 = $7,632 toward the cost of this traffic signal. 4. The fourth improvement required as a result of project and cumulative traffic volumes is the installation of a traffic signal at the intersection of Village Parkway and Lewis Avenue. The future traffic volumes at the intersection of Village Parkway and Lewis Avenue were determined for the Downtown Dublin Improvement Plan Study of 1986. These volumes included the traffic generated by Lee Thompson -3- December 5, 1988 all approved developments as well as all future developments that could be accommodated in Downtown Dublin, including BART. The future volumes at this intersection were compared to the existing volumes to determine the total number of incremental trips as of February, 1986, the time of the downtown study. In 1986, there were 1826 p.m. peak hour trips through the intersection of Village Parkway and Lewis Avenue. The future projection at build-out through this intersection is 2,278 p.m. peak hour trips. This is an increase of 452 p.m. peak hour trips. The projected total cost of the signal at Village Parkway and Lewis Avenue is approximately $97,700 (see attachment). Therefore, the cost that each new peak hour trip through the intersection should contribute is $97,700 / 452 = $216. The Abrams Associates report projected that 31 p.m. peak hour trips would travel through the intersection of Village Parkway and Lewis Avenue. Therefore, the project should contribute 31 X$216=$6,696 to the cost of this signal. 5. The fifth improvement is the restriping and associated widening of Dublin Boulevard from four to six lanes between Village Parkway and Donlon Way. The estimated cost of this improvement is$870,000. Dublin Boulevard is projected to carry an average of 30,100 vpd in the year 2010 between Village Parkway and Donlon Way. The existing average daily traffic volume on this road segment is 21,575. Thus the increase in daily traffic is 8,525 vpd over present volumes. The project is estimated to contribute 159 vpd to Dublin Boulevard or 1.9 percent of the additional future traffic. Therefore, the project should contribute 1.9 percent of the cost of the improvement or $870,000 X 0.019 = $16,530. 6. The sixth roadway improvement is widening Dougherty Road to six lanes between the S.P.R.R. tracks and Dublin Boulevard. The estimated cost of this improvement is$870,000. This section of Dougherty Road is projected to carry 32,100 vpd in the year 2010. The existing average daily traffic volume on this road segment is 18,800 vpd. Thus, the increase in daily traffic is 13,300 vpd over present volumes. The project is estimated to contribute 270 vpd to Dougherty Road or two percent of the additional future traffic. Therefore, the project should contribute two percent of the cost of this improvement or$870,000 X 0.02=$17,400. 7. The seventh roadway improvement is the construction of the parallel road to Dublin Boulevard between Regional Street and Amador Plaza Road. The estimated cost of this improvement is$3,000,000. The parallel road to Dublin Boulevard is projected to carry approximately 5,000 vpd. Since this road does not currently exist, all 5,000 trips would be new trips. The project is estimated to contribute 8 vpd to the parallel road or 0.16 percent of the traffic. Therefore, the project should contribute 0.16 percent of the cost of this road improvement or$3,000,000 X 0.0015=$4800. Lee Thompson -4- December 5, 1988 8. The eighth road improvement is the relocation of the I-580 westbound offramp at San Ramon Road. The estimated cost of this improvement is $500,000. The I-580 westbound offramp is projected to carry 18,000 vpd, an increase of 11,700 vpd over present volumes. No project traffic is estimated to use this off-ramp. Therefore, the project should not contribute any funds to this road improvement. 9. The ninth road improvement is the road on the S.P.R.R. right-of-way connecting Dougherty Road to the westerly extension of Dublin Boulevard. The estimated cost of this improvement is $3,100,000. The road on the S.P.R.R right-of-way is projected to carry 12,400 vpd. Since this road does not currently exist, all 12,400 trips would be new trips. The project is estimated to contribute 48 vpd to this road or 0.4 percent of the traffic. Therefore, the project should contribute 0.4 percent of the cost of this road improvement or $3,100,000 X 0.004 = $12,400. and/md Attachments 157-001 SIGNAL COSTS AMADOR VALLEY BLVD. AT AMADOR PLAZA Mobilization $ 600 Signal 63,400 400 Clear & Grub 500 Sidewalk Removal 840 Island Removal 4,360 Pavement Removal 8,000 AC Sawcut 275 PCC Sawcut 41 Full Pavement Section 19,436 Construction Staking 1,250 Planing Keycut 3,019 AC Overlay 2,368 PCC Curb 4,875 Curb & Gutter 64 Sidewalk 424 Handicap Ramp 400 Driveway 900 Relocate Roadway Sign 400 Roadway Sign 425 Striping 2,500 114,077 Engineering/Insp. 12% 13,689 TOTAL: $ 127,766 CITY OF DUBLIN MEMORANDUM Date: December 2, 1988 DEC ;°88 To: Michelle DeRobertis, TJKM TJKM JKM From: Rich Lierly, Asst. City Engineer Subject: Signal Costs - Village Parkway at Lewis Ave. Following is a breakdown of costs for the above traffic signal: Mobilization $ 900 Signal 69,000 Clear and Grub 100 Sidewalk Removal 800 Pavement Removal 1,427 AC Sawcut 275 PCC Sawcut 90 Construction Staking 500 Curb & Gutter 64 Sidewalk 424 Handicap Ramp 400 Driveway 900 Striping 1,000 Traffic Control 1,300 Interconn. Conduit 2" 1,500 Interconn. Conduit 1 1/2" 5,500 Interconn. Pull Box 625 Interconn. Cable 2,400 Subtotal: 87,205.00 Engr./Inspection 12% 10,464.60 Total: 97,669.60 Rounded Total: 97,700.00 Also, Trudi wanted you to know that Dougherty Road north of Amador Valley is already undergrounded. If you have any questions, please let me know. RCL/gr RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE THE SITE DEVELOPMENT REVIEW CONCERNING PA 88-009.3, HERITAGE COMMONS - CASDEN COMPANY WHEREAS, Casden Company is requesting the City rezone approximately 17.45+ acres to a Planned Development (PD) District for a planned residential development of 206 apartment/condominium dwelling units; and WHEREAS, Casden Company requests concurrent Site Development Review approval for said 206 apartment/condominium units; and WHEREAS, the Planning Commission did hold a public hearing on December 19, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review be approved subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports and recommendations herein above set forth; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been recommended for adoption for this project (Planning Commission Resolution No. ); NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. The project will promote orderly, attractive, and harmonious development in that 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. 2. The project recognizes environmental limitations on development by preserving the natural features of the creek to the maximum extent, providing noise controlled environment where interior noise levels may exceed local and state standards, and providing for off-site circulation improvements. 3. The project will stabilize land values and investments in the area in that it is 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 that is desired in the City of Dublin. 4. The project will promote the general welfare as it meets the specific intent clauses or performance standards of the City of Dublin zoning regulations and the General Plan. 5. The project is properly related to its site, surroundings, traffic circulation, and its environmental setting. Pr48.S-Lnl l Sifv toPMfnr /—?�vieu7 BE IT FURTHER RESOLVED THAT THE Planning Commission recommends that the City Council approve Site Development Review PA 88-009.3 subject to the conditions listed below: 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. This approval is for a Site Development Review of 206 multi-family dwelling units along with on-site recreation facilities, consistent with the following submittals. Except as specifically modified or eleaborated upon by the conditions listed below, development of the 206 unit apartment/condominium project shall conform to the Conditions of Approval established by Resolution Nos. and of the Dublin City Council, approved on , for City File PA 88-009.1 and .2. Except as specifically modified elsewhere in these conditions, development shall be generally consistent with the following submittals: a. Conceptual site plan, floor plans, and elevations prepared by the Casden Company for CoastFed Properties, consisting of seven (7) sheets and dated received October 28, 1988 (Site Plan) and December 12, 1988 (Architectural Plans). b. Conceptual landscape plan prepared by Robert Bucci Associates, consisting of one (1) sheet and dated received November 7, 1988. c. Tentative Tract Map 5883 prepared by Bissel & Karn, Inc. consisting of one (1) sheet and dated received October 26, 1988. Collectively, these materials shall serve as "Exhibit A" for this project and shall be maintained on file with the Planning Department. 2. Mitigation measures and monitoring program specified in City Council Resolutions and are made a part of these Conditions of Approval. 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. Private vehicular accessway requirements (e.g. widths) delineated in Attachment C shall be observed. 7. The Developer shall complete and submit the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement (see Attachment D). 8. The Site Development Review approval shall be valid for two (2) years from the date of approval. 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 -2- substantial progress in completing the project (significant above ground construction based on valid building permits), will cause the permit to become null and void. 9. 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. 10. 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. 11. A condominium plan shall be filed for this property prior to occupancy of any unit. 12. Prior to the issuance of building permits, the Developer shall document that the Ordinance requirements of the Dougherty Regional Fire Authority (DRFA) have been, or will be, satisfied. (Attachment E outlines DRFA's requirements). 13. Construction plans submitted for building permits shall include details on design, dimensions, locations and materials for the swimming pools, spa, tot lots, mail kiosks, tennis courts, and trash enclosures. These details are subject to review and approval by the Planning Director. 14. A street naming and numbering system based on the City address grid system (Attachment F) must be submitted for review and approval by the Building Inspection Department prior to the issuance of building permits. SITE PLANS 15. Exceptions to the standard setback requirements as established for PA 88- 009.1 by City Council Resolution and shown on Exhibit "A" are granted as follows: a. Building 2 - may observe 10 feet setback from property line b. Building 7 - a minimum 10 foot setback from parking area shall be provided; exceptions are granted to allow 8 feet from creek fence and 10 feet from private road at south corner of building. c. Building 10 - building may observe a 9 foot creek fence setback at east corner and 9 foot private street setback at south corner. d. Building 11 - southside building appurtenance may observe a 5 foot setback from creek fence to provide a 15 foot setback at northeast corner e. Building 22 - south corner may observe a 10 foot setback from property line f. Building 2 appurtenance and Building 1 setback shall be reducted to 17 feet to allow Building 1 to observe 15 foot setback from property line. 16. Maintenance road and fencing adjacent to Building 3 shall be modified to shorten the center of the maintenance road about 30 feet. Fencing shall be arced along an approximately 25 foot radius curve from a point roughly parallel to the Building #3 entry to a point on the property line. Area previously shown as maintenance road shall be landscaped. 17. Building 3 setback from the loop road shall be increased to at least 12 feet. -3- 18. Eliminate eastern patio/deck area from north side of Building 11. 19. Building 26 shall observe a minimum 12 foot setback from the creek fence where pathway passes between building and the fence. 20. 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. 21. All uncovered parking spaces shall be shown to be at least 9 feet in width and 18 feet in length. Compacts shall be shown to be at least 8 feet in width and 16 feet in length. A 2 foot overhang (into a landscaped area) is permitted. 22. A minimum 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. 23. Parking shall be permitted only in approved parking stalls. No parking is permitted along street. No storage of vehicles or other items is permitted in any parking areas. 24. Revised building layout for Area 2 is subject to approval of the Planning Director. Revisions are required to increase the Building 14 setback from the private road. Parking spaces on the west side of street adjacent to overpass to Area 1 shall be eliminated. Exceptions to the standards setback requirements established for PA 88-009.1 may be approved by the Planning Director if the exceptions will not cause safety conflicts and if the exceptions are in keeping with established aesthetic standards established for this project. 25. A minimum of 15% of the total parking spaces shall be marked for visitor use only. One carport space shall be assigned to each dwelling unit. The remaining parking spaces shall be unassigned. LANDSCAPE PLANS 26. 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. 27. 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. 28. Plant materials shown on the Conceptual Site Plan are generally acceptable. The Lirodendron Tulipifera may be used as an accent tree, but because of high water requirements in the summer, it shall not be used as a theme tree. 29. A plant watering and maintenance program for non-creek areas shall be submitted to the Planning Director for review and approval. Separate winter and summer watering schedules shall be established. Watering of trees shall be restricted to deep watering two to three times per month. First year watering and mainteannce programs to establish plants shall be specified. 30. Pathway from Building 7 carports to east side entry shall be added to pathway plan. 31. Pathway to Building 25 westside entry shall be as shown on Site Plan. 32. Pathway between Buildings 4 and 5, as shown on Site Plan, shall be included in pathway plan. 33. Main pedestrian walkway shall be extended from the recreation area in Area 1 and connect to Amador Valley Boulevard sidewalk. Wheelchair ramps per Title 24 shall be provided at each street (private or public) crossing. -4- eN 34. The final internal pedestrian walkway system shall be subject to review and approval as part of the Project Landscape Working Drawings. IMPROVEMENTS/PLANS 35. 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. 36. 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. 37. Prior to approval of improvement plans, the Developer shall document that the requirements of Zone 7 have been, or will be, satisfied (Attachment G outlines Zone 7's approval). 38. 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 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 H). 39. 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 as part of the Project Landscape Working Drawings by the Planning Director. 40. Unless specifically provided for within Exhibit A, 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 Rental Agreements and Terms of Sale Agreement for individuals purchasing units in the project. Upon request, copies of such documents shall be submitted to the Planning Department. 41. A 10-foot wide concrete paving strip shall be provided across each entrance. The main entry paving strip shall align with the lip of gutter on Amador Valley Boulevard and textured paving stones on project interior. 42. 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. -5- 43. A grading permit shall be obtained prior to any grading of the site. 44. An encroachment permit is required for all work in the public right-of-way. 45. Existing storm drain lines shall be relocated and easements abandoned and rededicated as required to avoid building areas. 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. ARCHITECTURAL/BUILDINGS 47. 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. 48. 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. 49. 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. 50. Exterior lighting shall be provided on stairwells, dwelling entrances and by street and unit numbers. 51. A minimum of 120 cubic feet of special storage shall be provided for each unit. Architectural plans shall 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 52. 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. 53. 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. 54. No off-site subdivision signs shall be utilized within the City limits until the appropriate Conditional Use Permit approvals are secured. MISCELLANEOUS 55. 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. 56. The developer shall comply with all requirements of the Dublin San Ramon Services District Water Department and provide documentation that all Ordinance requirements have been, or will be, satisfied. This documentation shall be submitted prior to the issuance of building permits. 57. 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. -6- 58. 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 19th day of December, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -7- _ _ i 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, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. WNW! A 1241.o01.3 5I) 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. DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the locking device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fitted to all doors with wooden .jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doors shall have rabitted jambs or alternative means of strengthening. E. Exterior hinges shall have non-removable hinge pins. F. Exterior and interior garage out-swinging doors shall have neon-removable, hidden or non-accessible hinge pins. G. Double hung doors shall have one of the doors secured with two cane bolts of hardened steel. The bolts shall engage a metal strike to a depth of not less than 3/8 inch and be a minimum 1/4 inch diameter. H. Sliding glass doors shall meet the uniform building coce for shatter resistance. 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 inch diameter. The pin shall be of hardened material and engage the metal portion of the sliding door. I PL) � 3 � �� • The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire department or building codes. Double sliding glass doors shall be locked at the meeting rail . Each segment, of or sliding portion of, the door shall be fitted with an auxiliary security lock. I. Entry doors shall be fitted with a minimum 180 degree peephole. 2. WINDOWS A. All accessible dwelling windows shall be secured as follows: 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. Windows shall meet the uniform building security code for shatter resistance. B. Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. G. 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 devices shall be fitted with a positive window lock that engages metal to metal. 3. LIGHTING A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be illuminated from the interior and contain numerals of not less that 2 1/2 inches. 4. GARAGE AND STORAGE AREAS A. Garage doers shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the out side. 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 permitted with an alternative form of locking device activated from the interior of the garage. Exterior garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section 1. Any windows inside garage doors shall be of non-breakable material , or covered with a security mesh of 1/'8 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall be fitted a deadbolt lock and associated hardware, or a minimum 3/8 inch diameter hardened padlock hasp. CITY OF DUBLIN PRELIMINARY RESIDENTIAL CONDOMINIUM DEVELOPMENT GUIDELINES Primary Guidelines 1. Parking 2 . Open Space 3. Private Vehicular Accessways 4 . Storage 5. Refuse Collection 6 . Site Development Review Standard Conditions 7 . Standard Residential Security Requirements Secondary Guidelines 8 . Alameda County Land Use & Development Plan Objectives , Principles and Standards 9 . Guidelines for Authorizing Construction or Conversion of Condominium. . .Projects . it i ATT ..i . „, ' t C ?ft -Gn/.3 SDR Form: DP 83-02 1/7/83 n n 1. Parking Requirements Two spaces per unit, one of which must be covered and assigned to a specific unit. A minimum of 15% of the parking spaces shall be reserved for guest parking only. No more than 25% of the site can be paved for road or parking purposes. Covered parking stalls shall be 9'x 20'. Uncovered parking stalls for standard cars shall be 9'x 18' and for compact cars 8'x 17'. A 2' overhang is permitted. 35% of the uncovered parking stalls may be for compact cars. 2. Open Space Fifty per cent of the site shall contain useable common open space. An open space area must be at least 15 feet wide to be counted as open space. Decks, patios and balconies must be at least 7' wide to be counted as open space. Each ground level unit shall have at least 200 sq. ft. of private useable open space (e.g. decks, patios and balconies) directly adjacent to the unit. Each above grade unit shall have at least 70 sq. ft. of • private useable open space directly adjacent to the unit. This space must have a minimum dimension of 6 feet. 3. Private Vehicular Accessways Without parking on either side 20 feet 90° uncovered on one side only 26 feet 90° covered parking on one side only 30 feet 90° uncovered on both sides 30 feet 90° covered on both sides 32 feet 90° covered on one side and uncovered 32 feet on the other side Sidewalks with handicapped ramps shall be provided to allow resident and visitors to walk through the development without needing to utilize the vehicular accessways. 4. Storage Each unit shall have at least 120 cubic feet of individual lockable and water-proofed storage space assigned it. The space must have a minimum dimension of 4 feet. 5. Refuse Collection Refuse collection areas shall be enclosed by solid and substantial materials; the design of which shall be compatible with the architecture of the project, and the height of which must exceed the height of the refuse containers. 6. SITE DEVELOPMENT REVIEW STANDARD CONDITIONS CITY OF DUBLIN All projects approved by the City of Dublin shall meet the following standard conditions unless Specifically exerted 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 canmercial or residential security require eats as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical trans- formers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for cangact cars be identified with a pave ent marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. r-N 2. Final Landscape Plans, irrigation system plans, tree preservation tech- niques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That piuuused landscape screening is of a height and density so that it provides a positive visual impact within three years fran the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at 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 he used at the edges of all planters and paving surfs' . f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee fran the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required fran the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City, or a bond has been posted to cover all costs of the unfinished work, plus 25%. CITY OF DUBLIN POLICE SERVICES • 7. STANDARD RESIDENTIAL BUILDING SECURITY RECCHIENDATIONS I. DOORS a) Exterior doors and doors leading fran garage areas into private family dwellings shall be of solid core, no less than 1-3/4 inches thick. b) Exterior doors and doors•leading fran garage areas into private family dwellings shall have auxiliary locks that resist prying or wrenching. These locks may be deadbolt cylinder locks of one inch throw, rim locks, or locks of equivalent burglary resistant construction. The exterior function of the lock may be keyed or coded. The interior function of the lock shall be by a turn piece. c) Breakable decorative or vision panels in exterior doors or within reach of the inside activating device shall be protected by ironwork or steel grills securely fastened to the inside of the panel or wire hung glass. Ironwork shall be constructed of at least 1/8" material of 2" mesh. d) The front exterior doors shall have an interviewer or peepholes. e) Exterior and interior garage out-swinging doors shall have non- removable, hidden or non-accessible hinge pins. • f) In-swinging exterior doors shall have rabbited jambs or alternate means of strengthening. g) The strike shall be attached to the jamb and door frame so as to prevent its being dislodged by the force of prying, blows or similar attack. h) Sliding glass doors: All sliding glass doors shall be equipped with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movenent of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. The locking device function may be operable by a keyed lock on the outside and shall be operable by a turn piece on the inside. Double sliding glass doors shall be locked at the meeting rail. II. WINDOWS a) Windows shall be so constructed that when the window is locked it cannot be lifted fran the frame. b) Louvered windows shall not be used within eight feet of ground level, adjacent stairways, or other structures. III. STREET NUMBERS a) The street numbers shall be 3" high of standard design, black material mounted on an opaque light box which is to be lighted at all times. The street numbers shall be located on the structure at a height and location designated by the enforcing agency. IV. MULTIPLE DWELLINGS a) All multiple residential dwelling units shall comply with all residential security requirements. b) A sign directory displaying the numbers and location of all dwelling units in a diagram manner shall be posted at each vehicular entrance and main pedestrian entrance to the property in a location and of a size paqily readable fran entering vehicles. The directory shall include annunciation as required by the Fire Department. I7 8 . LAND USE AND DEVELOPMENT PLAN OBJECTIVES, PRINCIPLES AND STANDARDS TO BE UTILIZED IN THE PREPARATION AND EVALUATION OF LAND USE AND DEVELOPMENT PLANS FOR THE RESIDENTIAL PLANNED DEVELOPMENT DISTRICT Page 1 The objectives, principles and standards that follow arc intended to guide the applicant in the preparation of the Land Use and Ucvelopmant Plan and they will be used as the basis of the evaluation of the Land Use and Development Plan by technical agencies, the Planning Commission and the Board of Supervisors. The Objectives may be thought of as the primary social, economic and physical goals of the District to which the Land Use and Development Plan should be aimed. The Principles set forth the manner in which the land should be developed to achieve the objectives The Standards are considered to be measures that will assure realization of the objectives and principles; an alternate standard may be utilized if it is demonstrated that it is as effective as the listed standard. 'OBJECTIVES The Planned Development District and the provisions of this resolution, are established to encourage the arrangement of a variety of residential uses on suitable lands in such a manner that the resulting development will: a. be in accord with the General Plan of the County of Alameda; b. provide efficient use of the land that includes preservation of significant open areas and natural and topographic landscape features; c. provide an environment that will encourage the use of common open areas for community activities and other amenities; d, provide variety in the siting of varied housing types and in the design of access and circulation facilities; • e; be compatible with and enhance the development of the general area. PRINCIPLES AND STANDARDS 1, COMMON OPEN AREA DESIGN A. Principles: 1, Common Open Area (all lands not utilized by Building Sites, the building and its required yards, private outdoor living areas, roads, school sites, and other land areas owned or maintained by a governmental agency) should be: a) Designed as an essential or major element of the development; b) located to take advantage of and help preserve existing natural amenities such as trees, topographic features, waterways and views; c) Consolidated ocnerally into large useable areas; but used also to buffer incompatible uses and provide corridors of space around and within developed areas to achieve a specious character and convenient linkage to all parts of the development. • 2. Useable Common Ooen Areas (that portion of Common Cpen .areas that meets criteria (T, 5, 2) for outdoor living) should be: a) Conveniently located for use by all the residents, but primarily distributed so that the largest and most useable areas are in closest proximity to highest density - highest ir,tensjty portions of the development; b) Adequate in size and corfigur'.tion to accommodate a wide range of recreational activities whether saecific recreational areas or facilities are provided initially or in the future. -i . Page 2 3. Recreational Areas should be: a) Designed to provide for a wide range of recreational e>pericnc:s, both passive and active. The-extent-and nature of specific improvements such as pools, play fields, court games, tot areas, sitting areas, and nature trails should be related to the 5,encral recreation needs of the residents, site characteristics and the availability of area-wide recreational facilities; b) Provided most generously where high-density--high intensity levels of development result in the limited availability of private outdoor spaces; c) Conveniently located without impairing the view and privacy of individual dwellings; d) Safe to use, durable, and economical to maintain. 4. The common open area and recreational facilities should be preserved in perpetuity, and that the residents will share the advantages of using it and the responsibilities of maintaining it, B. Standards: 1. All common open areas and recreational facilities shall be owned by a Homeowners Association capable of disolution by 100% of its membership. 2. Useable common open areas shall be: a) Provided at the ratio of 500 sq. ft. per dwelling unit. This requirement may be reduced by 100 sq. ft. for each 500 sq. ft. of Private Outdoor Living Area provided a dwelling unit in excess of that otherwise required by this Resolution (1184), b) Consolidated in units of at least 10,000 sq. ft. in area that measure not less than 100 feet in width or depth and shall not exceed a maximum gradient of 10%. . 3. All dwelling units shall be a minimum of 50 feet from the perimeter of all recreation areas and facilities subject to intensive use. - 11, BUILDING SITE DESIGN A. Principles: 1. Dwelling concentrations of differing densities should be arranged that in general the highest density portions of the development are closest to existing and anticipated centers of activity, major transporation routes commercial areas and other public facilities. 2. Dwelling units should be situated: a) In locations which are not subject to the probability of natural or man-made dangers, annoyances or inconveniences; b) To permit optimum site utilization commensurate with the conservation of desirable topographic features; c) In compatible groups of similar building types; d) To take advantage of desirable views: e) To provide natural light and ventilation, adequate privacy and convenient access to and around each building; f) To assure their harmoniuus ,clatinnship with existing and anticipated development along peripheral boundaries. Page 3 3, Spaces should vary between buildings in accordance with the building size and use in order to achieve a desirable visual and social relationship. 4. The distance between buildings and streets should vary according to building size, use and character of street traffic -in order to provide well planned streetscape and to assure protection from traffic noise, congestion and property damage. 5. Private outdoor living areas for each dwelling unit shall be ample in size, useable in shape and adjacent to the dwelling units served. B . Standards : 1 . A minimum five (5) foot yard shall be provided adjacent to each exterior building wall . This yard shall be increased: a) Five (5) feet for each story of the building wall over one story; and b) Two (2) feet for the first fifty (50) feet of building wall length, plus one (1 ) foot for every 10 feet of building-wall length over 50 •'eet ; and c) Five (5) feet from a limited access Street (less than 300 vehicle trips per day) ; • d) Ten (10rfeet for a minor residential street (300 to 600 vehicle • trips per day; e) Twenty (20) feet from a neighborhood collector street (600 to 2,000 vehicle trips per day) ; f) Thirty (30) feet from an arterial (over 2,000 vehicle trips per day) ; (No yard required a building shall be used to satisfy the yard requirement of another building.) 2. Peripheral setbacks for a building located along the boundaries of the Planned Development site shall be equal to the required yard for that building but not less than 20 feet; 3. Private outdoor living areas shall be: a) At least 500 useable sq. ft . in area and measure not less than 15' in width or depth for single occupancy, detached buildings located on the ground floor; b) At least 300 useable sq. ft. in area and measure not less than 15' in width or depth for multiple occupancy attached dwellings located on the ground floor; Page 4 /c. At least 70 useable sq. ft. in area and measure not less than 8' In width or depth for dwellings located above the ground floor. III. DESIGN PRINCIPLES AND STANDARDS FOR RPD ACCESS MAYS A. Purpose: These principles and standards are to be employed in the design, evaluation and approval of access ways in Residential Planned Development District (RPD) Land Use and Development Plans. B. Definition of Access Way For the purpose of these principles and standards "access way"means those areas in an RPD intended for the circulation and maneuvering of motor vehicles where Design Hourly Volume (DHV) does not exceed 100. "Access way" Includes accesses to open and covered parking spaces, but not the spaces themselves. C. General Principle - Functional Design: Access ways should be designed to meet the specific conditions present in each development and be integrated with all other elements of the site plan. As local conditions and desired residential characteristics vary, so should access way function and design. The major determinants of RPD access way design are: I. Desired speed of movement: Generally there will be no need for fast movement of vehicles within the residential portions of Residential Planned Developments, speed and efficiency of movement being of more importance on collector and arterial streets leading to and through the development. Maintaining speeds within a range of from 5-15 mph within the residential portions generally will be desired in the interest of safety and residential compatibility. Exceptions where speeds to 25 mph will be desired may occur in very large or strung out develop- ments where more than 4 minutes travel time (1 mile at 15 mph) on a given access way required to reach the collector or arterial street providing access to and through the development. 2. Volume of traffic: Volume of traffic (DHV) should determine the number of moving lanes and intersection design, including parking bay access, and in combination with design speeds, the width of travel lanes. 3. Type of vehicles served: Travel lane widths should be greater than required for automobiles alone where large service and emergency vehicles must be accommodated. 4. Accommodation of utilities: Wherever necessary, the roadway area should be designed to accommodate water, sewer, electric, telephone, gas and drainage facilities. 5. Maintenance: The access way should be designed structurally for the base to last the life of the RPD and the surface to last at least ten years without significant repairs. Routine and major maintenance should be provided for either through the incorporation into the County Road System or by the Homes Association. Streets intended to serve traffic needs of an area beyond the RPD and collector or arterial streets within the RPD should be County maintained. 6. Safety and residential compatibility: Access ways should be designed to: a. Provide convenient access while minimizing dangers and annoyance. h. Avoid adverse Grading and drainage conditions and conserve existing amenities of the site. . •Page 5 c. Minimize through traffic. 7. Needs of surrounding areas: Provide for general circulation needs of the surrounding area by providing connections to the existing street system and stub streets to undeveloped lands, which streets should be county maintained. D. Standards: 1. Access way width: Access way width is to be determined by adding to the basic travel lane width other elements of the cross section that may be necessary for a given design situation, l.e., areas for parking, side- walks, landscaping, utilities, protective slopes, etc. 2. Travel lane width: Speed Range Traffic Volume Minimum (DHV)1 Lane Width 10 - 15 mph 0 - 50 9'2 15 - 25 mph 50 - 100 10' • Design Hourly Volume A minimum 10' width including shoulders is necessary if service and emergency vehicles will use. 3. Grades: Grades should not exceed 12% for portions of access ways likely to be used by school buses. Access ways may have short runs exceeding 12% but not greater than 15%or not greater than 20% if the access way is no more than 300 ft. in length. 4. Horizontal Curves: Speed Range, mph Lane Centerline Radius 10 - 15 mph 30'1 15 - 25 mph 50' 25 - mph NA 1 Where emergency vehicle service necessary = 40' . minimwn; right angle turns = 20' minimum 5. Turn around facilities: Maneuvering space for vehicle turnaround should be provided at the ends of dead-end access ways and at 500' intervals along access ways where intersections are non-existent or 1000' or more apart. b. Parking: Parking spaces as required to service the resident and guest needs pf the development may be located In lanes adjacent to access ways, traffic lanes, in bays off the access way, in conventional garage and parking structures or in various combinations as appropriate for the porticular RPD design concept. Parklmi lane parallel to traffic lane: Design Speed Parking Lane Width 0 - 15 mph 8' 15 - 25 mph 9' Page 6 Parking in bays perpendicular to and adjoining travel lane: Speed Range of DHV Stall Back up Travel Lane Width/Depth -(includes travel lane area) 0 - 15 mph 0 - 20 9' - 20' 25' minimum 20 - 50 9' - 20' 28' minimum 15_7 25 mph Perpendicular Parking Not Permitted 7. Sidewalks and bicycle ways should be provided at locations within the RPD consistent with the need to service pedestrian and bicycle traffic likely to be generated. These facilities, depending on local conditions, may be a part of the vehicle travel way, located adjacent to it or in an entirely separate area. When associated with the access way, the following standards shall apply: Speed Range Traffic Volume Sidewalks Bicycle Ways (mph) (DHV) 0 - 15 0 - 20 Part of travel way Part of travel way except when high pedestrian volume anticipated 20 - 50 4' wide, adjoining Part of travel way 15 - 25 0 - 50 4' wide, adjoining Part of travel way 50 - 100 4' wide, seplrated 10' wide adjoining by parkstrip roadway (Park strip is 2' wide except where additional width is required for landscaping. 8. Curbs and gutters, shoulders, slope and utility easements: Should he provided and included as part of the access way as warranted by traffic, drainage, topographic, soils and road structural conditions. 9. Access way structural section: Access way structural section should consist of a minimum 0.2' asphalt concrete pavement on a 0.5' aggregate base, or greater if determined necessary by base soil analysis. C. Illustrations of standards: Following examples are of some typical access way cross sections that may occur in RFD's through use of the preceding principles and standards. 19�TOri.L W IfJiH O,5' , 0.5' v I t6l � gg • . Minimum 10 - 15 mph speed range and traffic volume 0 - 50 DHV . No provision for emergency or service vehicles necessary Parking and pedestrian movement accommodated elsewhere . Curbs for drainage and protection of street edge and adjoining landscaping Page 7 3e.5'TOTAL- WIDTH 3' ti lo' 9' 25141 • `< _F ! • 15 - 75 speed and 50 - 100 DHV Parking one side • Sidewalk one side (P.U,E . varies) 46,5'TOTAL WIDTH 2a' 0,5' f to' to' 8' 2O_ bcoorciAl turb 41 . t�-_g gQ iYl Q1� o . 0 - 15 mph speed and 20 - 50 DHV traffic • Parking at right angles in bay open to access way e*'-rorm.. W I DT+m 9 2,5 4' �pane 5 . Speed to 25 mph, traffic 50 - 100 DHV . Parking both sides . Sidewalks both sides and separated by parkstrip • Bicycle way provided, separated by planter strip . Slope easement ore side (varies) Page 8 IV. DESIGN OF PEDESTRIAN CIRCULATION SYSTEMS A. Principles: Pedestrian ways should be: — 1. Designed to provide for safe and convenient circulation within and beyond the development; special attention should be given to the connections between parking areas, dwelling units and all project facilities; 1 2. Designed and Improved in accordance with their Intended use (i.e., nature trails, entry walks, and street sidewalks or equivalent); 3. Of proper width, alignment and gradient to provide safety, convenience and appearance suitable for pedestrian traffic; ; 4. Designed, located, and improved to protect privacy of individual 1 dwellings. B. Standards: The walking distance from a dwelling unit to the required parking space or spaces which serve it shall not exceed 200' as measured along defined walkways; walking distance from dwelling units to guest parking spaces shall not exceed 500' as measured along defined walkways. V. SITE IMPROVEMENTS: GRADING, DRAINAGE, INSTALLATION OF UTILITIES, USE OF PLANT MATERIALS AND OTHER OUTDOOR FACILITIES A. Principles: 1. Grading. Grading shall be designed to assure stable ground forms, adequate surface drainage, safe and convenient access to and around the buildings and to conserve desirable existing vegetation and natural ground forms. Any unusual hazard to pedestrians created by slopes or sudden grade changes shall be minimized by the installation of fences, walls, rails, or planting. 2. Drainage. Installation of adequate facilities for the collection and disposal of storm waters shall be provided to prevent damage to property and to provide for the safety and convenience of occupants. 3. All utility installations installed in and for the purpose of 3 supplying service to the development shall be underground. 4. The appeal end character of the Site should be preserved and enhanced by retaining and protecting existing trees and other site features to the extent that they enhance the project and additional new plant materials should be added for privacy, shade, erosion control and to screen out objectionable features. 5. Appropriately designed fences, walks, or planting should be installed along property boundary lines, parking areas, playgrounds, laundry yard, refuse collection points, and other locations where needed for protection or screening purposes. Plant materials should be selected and arranged to produce a harmonious visual effect. 6. Laundry and drying facilities of appropriate size should be provided when necessary at locations readily accessible to the dwelling units.• 7. Refuse collection stations should be located convenient to both the residents and collectors and suitably screened. 8. Light fixtures for walks, steps, parking areas, driveway, streets and other facilities should be provided•to assure safe and convenient night time use. Fixtures should be designed in keeping with the project and properly shaded to screen dwelling unit windows from the direct rays of light. • 9 . GUIDELINES FOR AUTHORIZING CONSTRUCTION OR CONVERSION OF CONDOMINIUM, COMMUNITY APARTMENT AND STOCK COOPERATIVE RESIDENTIAL PROJECTS Adopted by the Alameda County Board of Supervisors May 15, 1979 The following guidelines are adopted for use in Planning Department octions on Tentative Subdivision Maps, Site Development Review and Planned District rezoning applications involving either the new construction of, or conversion of existing dwellings to, condominium community apartment and stock cooperative dwellings. By using these guidelines together with existing General Pion policies and regulatory ordinances it is the Planning Commission's objective to: Promote the generation of housing of enduring quality and the conservation of existing housing. Assure residential living environments adequate to the needs of long- term occupancy. Provide neighborhood stability. • Protect individual housing investments. Help assure economic and efficient operation of condominium homes associations. Address in condominium conversions needs of existing residents for alternate housing. GUIDELINES • I. Floor area ratio: The ratio of total project residential floor area to project site area should not exceed 1:3. A greater floor area than 1:3, as determined on a case by case basis; may be appropriate for high density projects (normally exceeding 2500 square feet of site area per unit), where units are stocked and other design elements are introduced to increase openness and privocy and where special amenities, such as views, offset site deficiencies resulting from exceeding this ratio. On sites where existing construction takes up a disproportionate share of the site, the site area/floor area ratio should apply only to the area remaining for development. unit required Parking: One of the two parking spaces per by zoning should be located as close to living units as good design will permit; a separation of more than 50 feet should be avoided. Where practical, enclosed pdrking spaces should have an apron in front capable of providing a tandem space for alternate or additional use. One space per unit should be covered. In addition Condominium Guidelines Page Two to the two spaces required to serve each unit,guest parking should be provided at I space per 2 units for units up to 1,000 square feet and I to I for larger units. Available on-street parking may be counted to meet this requirement. Signs should identify guest parking oreas and the Covenants, Conditions and Restrictions should prohibit the use of these areas by homeowner families. Parking may be reduced below this level if the project is in an area with a public transit system considered adequate to serve the needs of the residents or may be reduced to be consistent with a Specific Plan adopted by the Board of Supervisors. 3. Private open ore-as: Each ground floor unit should have a private open area properly related to the floor plan and at least 300 square feet in area, with a minimum dimension of 15 feet. Units not on the ground floor should have adequate balconies with a minimum dimension of 8 feet. 4. Private entrances: Unit entrances should be designed as a transition to the living areas and should be semi-private,with no more than two together on any floor and not be via balconies past other units. Building walls at entry areas should be separated at least 12 feet from parking and driveways and special attention should be given to the landscaping in the intervening area. 5. Unit orientation: Dwelling units should be sited and screened to provide privacy from adjacent units and uses (including those on odjacent property), from vehicular and service functions and from group activity areas. 6. Landscaping: Project landscaping should be considered a vital part of the overall development and should be designed by a registered Landscape Architect. Special treatment should be required in and around major parking areas for screening and for reducing the visual impact of the paving. 7. Noise: Common walls and ceilings of all units should be constructed using techniques to limit noise transmission as specified by the current Building Code except where Code standards con be demonstrated to have been met on the basis of tests performed in each unit by o Professional Engineer specializing in acoustical engineering. B. Smoke detectors: Smoke detectors should be installed in each residential unit and in meeting and recreation rooms owned in • common as required by the Current Building Code. 9. Energy conservation: Energy conservation insulation should be Installed in all project buildings in accordance with Title t S 24rState of California Administrative Code,or any changes ' Condominium Guidelines Page Three 10. Physical condition of housingto be converted to condominiums: The project as a whole should be in good repair when offered for sale. Prior to filing a final map permitting condominium sales, - the following reports should be submitted for review and approval - by the Director of Public Works: (a) A report by a licensed roofing contractor certifying that the roofs of all the structures are in good condition and not likely to be in need of replacement for at least 10 years. (b) A report by a Professional Engineer attesting that the structure of all buildings, pavements, storm drainage facilities and the interior and exterior plumbing, electrical systems and utility and mechanical equipment to be owned in common or as part of individual condominiums are in good and serviceable condition; (c) A report by a licensed painting contractor certifying that painting throughout the project is in good condition and that the building exteriors should not require repainting for at least five years. (d) A report by a licensed termite and pest control specialist certifying that the structures are free of infestation and structural damage caused by pests. (e) Deadbolts (flush mounted variety with I" "throw" into the jamb)should be installed in entry doors of all units. • Deadbolts(flush mounted variety with I""throw"into the jamb) should be installed in entry doors of all units. II. Domestic facilities: Adequate facilities at appropriate locations should be provided for domestic needs including laundry facilities, screened garbage collection facilities, and special storage areas (100 cubic ft.min.), for each unit. Provision for laundry facilities should be included in each unit,where possible; but, in any case, at least one washer and one dryer should be provided for every four dwellings. Appliances in converted apartment units should,if not new, be warranted to new values. 12. Utilities: (It is the intent of the following guidelines to secure public maintenance of as much as is feasible of the utility systems installed on project common open areas. In conversions where such systems are privately maintained reconstruction of the system may be necessary to meet requirements of the servicing entity.) On-site sewer and water systems (except laterals to individual - units or buildings, plumbing within buildings, and landscaping irrigation systems) and fire hydrants should be maintained by the Condominium Guidelines Poge Four - Systems should be designed to minimize the length of laterals and to locate meters next to the buildings served. A separate water meter should be provided for each residence or at least each _- building. Master metering of gas and electric service is not permitted. Separate metering of gas and electric service to each individual dwelling unit will be made in accordance with the ,serving utilities' tariffs. Water supply systems for fire fighting should meet the requirements of the fire district and be connected to the public water supply system; keys to security gates and doors should be kept in key boxes at locations approved by the Fire Chief. The key box and key should be designed to district specifications. • The Covenants, Conditions, and Restrictions should provide that upon sufficient notice to homeowners,the serving utilities be authorized to enter any portions of the units whenever restoration of gas, electric and telephone service is required; that the utilities shall have the right to install,move,remove, or run new lines in or on any portions of the common area, including the interior and exterior of the units(except where undergrounding is required by the Subdivision Ordinance)as is necessary to maintain telephone service within the subdivision, and that this provision may not be amended or terminated without the consent of the uillities. In conversion, the Pacific Telephone and Telegraph Company should be responsible for maintaining the existing underground telephone conduit distribution system serving the buildings. 13. Play areas: Play areas with play equipment should be provided in all projects likely to have children at locations where surveillance is practical and noise can be tolerated. Play area size should be determined on the basis of 40 sq.ft.per child. 14. In considering applications for condominium conversions, preference will be given proposals whereunder: a. Renters over the age of 65, or who have children under 12 years of age, or who have serious physical handicaps, or renters who for other reasons ore likely to have great difficulty relocating, are to be offered four year leases at current rents with provision for limiting rent increases to not more than 7%annually. b. Apartment buildings over 15 years old will be brought into substantial conformance with present Building Code standards. c. Moving expenses to a maximum of $500 are to be provided to renters displaced by the conversion. I • Condominium Guidelines — Page Five 1 15. Rents for tenants residing for at least a full year in o project considered for conversion shall not have been increased more than 1 the increase in the Cons•:-~‘,Ws Price Index for that period. No 1 rent increases shall be permitted during the period in which the - application is being processed by the County. 16. Tentative map applications for condominium conversions should be occomponied by a survey of comparable rental housing in the area surrounding the proposed- conversion. This survey is to be used to evaluate the impact of the conversion on tenants who will be displaced. The boundary of the survey area should be determined in consultation with the Planning Department staff. The survey should include identification of all rental housing in structures of two or more units and the following information regarding each development: 1 (a) Number of units, categorized by bedroom count and rents charged; (b) Vacancies by unit type; (c) Policy on renting to families with children. The application should also include any proposals by the subdivider for offering leases to existing renters, for bringing apartment buildings over 15 years old up to current Building Code standards, for paying moving expenses of renters that will be displaced by the conversion, and evidence that rents during the past year conform with the limitations of provision #15. • 17. A copy of the proposed application for the Department of Real Estate Public Report should be submitted with the application for tentative map approval. 'tHE CITY OF DUBLIN P.O. Box 2340 Dublin, CA 94568 (415) 829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT I (property owner) do hereby agree that all plants (trees, shrubs and ground cover) will be installed in accordance with the City of Dublin's approved landscape plan for (name of • project) located at (address) . All plants will be replaced in kind as per the approved plan at such time as they are found to be missing, diseased, damaged, or dead, for at least one (1) year from the date of their installation. I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one ( 1) year from the date of the landscaping installation. This agreement is binding against this and all property owners of record. Signed: Date : A 111J- PA $g--0O9,3 Sb2 Form 83-05 1/83 tlwatm DClGHERTY REGIC"'IAL �aQE 9g,A W♦�?� s FIRE AUTHORITY 0 mil as mu fo ►� aft. 9399 Fircrest Lane se 0.6 Rpa°; San Ramon, CA 94�83 /A A (Telephone) 415-829-2333 November 10, 1988 $E: •^ A Trudi Ryan, NOV 1 1903 Project Planner DORM'p�.������ City of Dublin a'""`�o(G P. O. Box 2340 Dublin, CA 94568 Dear Trudi, I have reviewed the plans for Tract 4950 (P.A. 88-009) and have the following requirements and recommendations: 1. On-site hydrants will be required and will be fully charged before construction with combustibles begin. 2. All weather roadways will be provided for fire apparatus before construction of combustibles are to begin. 3. Parking shall be restricted to designated parking areas only. 4. All bridges shall be maintained at the minimum required width established by the fire code (20') and shall be capable of supporting a gross vehicle weight of 50,000 pounds. 5. All interior roads to be marked according to the California Vehicle Code Section 22500.1 as fire lanes. 6. Fire extinguishers are to be located within all common areas, i.e., recreation room, administration office, gym, and rental office, and every 75' of travel distance within the complex. 7. This department will require a Knox override switch on all entrance gates into and out of the complex. 8. Lighted addresses which are visible from the main streets are to be installed. If a dwelling unit does not face a street, a directory sign must be used. All directory signs and location must be approved by this Department. 9. A building directory will be required at all entrances to complex. Such directory must contain all apartment numbers. 10. All project buildings shall conform with the safe roofing M 44 PA 88-vo9.3 514- ordinance of Dublin, and spark arresters placed on all fire places. 11. All units shall be equipped with smoke detector installed according to UBC Standard No. 43-6. If you have any questions, please do not hesitate to contact me. Sincerely, fiCa;/ TOM HATHCOX, Fire Marshal TH/liw 2 e-, t n g ._,,N.,.• /----- 0 ,,, ,.,. (y) 2 :-.- '4,. - • . .___-. p 7E1,110)",. I . ; - Al .r,. Nc_ i o 7 _J• a , . - -. - ) • - . • d°04 ,',,\ ci 1 ,‘ er- os .••••• \,•4 St fz. \- I . .......• 6 -si dle ',,,, /.5'.-' 1 %,,,•,, ' A '.0 , - b.• , , • r .,- • -.9 ZI `./ ' ..'4,,Cfr- ' e• , *4' \), & f1.••-. ... A ' AVANI 0 Wi Al/ O.. t NV444:I 74 41111'&1‘..... 1 #11111 0 • 11.011 0 .-. 1; .:.-: _.1 t *4-4$ Oadg ,01,14% 4iilf.. , . . 411. 1- low or4a : 0 /4 14** Ill " -4/11 N -\ Inv% #,A \ \ 4 I • ,.n Nig id ,P Ea RE$pURC� li,�� ON� ALAMEDAr� 6 b COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT 5997 PARKSIDE DRIVE I PLEASANTON, CALIFORNIA 94566 / (415) 484-2600 �4^'A GEti,E� May 23, 1988 Ms. Trudi Ryan, Project Planner Line F City of Dublin P.O. Box 2340 Dublin, CA 94568 RECEIVED Re: Heritage Commons/Tentative Tract 5883 �i�AY^ w�� Dear Trudi: DUBLIN PLANNING Enclosed is a copy of our November 18, 1987 letter to Casden with general comments on an earlier development proposal. In addition to those comments, our recommendations for the current proposal are listed below. 1. The rock riprap should be extended to protect the channel bottom downstream of Amador Valley Boulevard. Exit velocities from the box culvert need to be determined and the rock sized accordingly. 2. An access road along the east side of the channel from Amador Valley Boulevard to the Arroyo Vista Project should be installed. 3. The sacked concrete riprap which runs along the southerly bank of the creek (adjacent to Arroyo Vista) has been eroded at the toe. Additional toe protection should be added. 4. The rock riprap should be extended along the boundary of Tract 4950 (below the existing units). 5. The tentative tract map should show a typical creek cross section with 2:1 slope or projection, 20-foot setback, access road, V-ditch, etc. 6. Zone 7 will not accept ownership or maintenance of the box culvert. The culverts should be designed to carry the ultimate Q100• The minimum culvert height should be 7 feet, the minimum width 8 feet. The creek should be protected downstream of such structures. 7. Final plans should include ramps to the channel bottom. 8. The City (Housing Authority) may wish to consider including the portion of the creek within the Arroyo Vista Housing Project for channel improvements in conjunction with the proposed development. Zone 7 could make reimbursements for the construction and right-of-way under the SDA 7-1 program mentioned in our November 18, 1987 letter. ATTAINIENT PA- 88-m't. sp Ms. Trudi Ryan, Project Planner May 23, 1988 Page 2 Please feel free to give Dennis Gambs a call if you have a comments. ny questions or Very truly yours, • Mun J. Mar General Manager By : Vincent Wong, Manager Environmental Resources Division VW:DG:bk Enc. cc: Lee Thompson, City of Dublin Carl Steinberg, The Casden Company Mitch Moughan, Bissell & Kern (ONES, COUNTY FLOOD CONTROL AND VJATER CONSERVATION DISTRICT 5997 PL=.,.S'DE DR;VE / P_EASP.NTON, CALIFORNIA. 9z556 / (415) e8e.26C,% November 18, 1987 Line F • Mr. Carl Steinberg The Casden Company 9090 Wilshire Boulevard, Third Floor Beverly Hills, CA 90211 Re: Heritage Commons/Alamo Creek, Dublin Dear Mr. Steinberg: This letter will formalize in writing many of our design criteria which we have previously discussed as well as list our comments and recomendations on your current development proposal. 1. A minimum setback of 20-feet from the top of bank, or from a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek to the top of ground (whichever is greater), should be provided. No buildings or permanent structures should be constructed within this setback area. 2. A 15-foot wide access road for flood control maintenance should be constructed at the top of bank within the setback area. The access road should be graded to drain away from the creek bank at a 5% (minimum) cross-slope into a V-ditch. Cross drains should be constructed at low points on the road and should not be spaced at intervals greater than 500 feet. This access road should connect to access easements on the interior streets as marked on the conceptual site plan. These access easements should not be less than 20 feet wide and must have inside turning radii of 35 feet or more. 3. An access road with fencing on the easterly side of the creek connecting Amador Valley Boulevard.and the Arroyo Vista Housing (Housing Authority of the City of Dublin) should be constructed with this development. 4. The channel bank area adjacent to the previously developed property (Tract 4950) should be protected with rock riprap. 5. No surface runoff should be allowed to flow over the banks. The site should be graded to drain away from the creek. Drainage should be collected in an on-site storm drain system. 6. Drainage entering the creek should enter through reinforced concrete pipes and be protected with outfall structures such as shown on ACFC&WCD Sta, Dwg. SF-605. ^ rn Mr. Carl Steinberg November 18, 1987 Page 2 7. 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 and for verification of the required setbacks. 8. The hydraulic capacity of the channel to carry the ACPC&WCD design flow (ultimate Q100 ' 4,670 cfs) should be demonstrated. 9. The proposed creek right-of-way should be fenced with six-foot black vinyl-clad chain-link fencing unless the City of Dublin includes this area under their joint use license agreement with Zone 7. 10. The developer/owner should relinquish access rights across the channel right-of-way line on the recorded tract or parcel map. 11. The gates should be set back 30 feet from the face of curb at Amador Valley Boulevard to allow for safe vehicular access. 12. A soils report and/or investigation should address the following: -- Are the existing creek banks stable? -- Are there any potential slides along the creek? Any identified problems must be corrected. 13. Improved channel side slopes should not be steeper than 2-1/2:1 in cut. 14. Creek bends should be protected from erosion. Bank protection may include rock riprap or grouted rock riprap. 15. A tree survey should be conducted by a horticulturist, and dead or dying trees should be removed from the creek area. 16. Debris, including concrete, scrap wood, etc., should be removed from the creek area. 17. This creek is designated a proposed Special Drainage Area (SDA 7-1) facility. Under this program the developer would become eligible for SDA 7-1 reimbursements provided the developer enters into an agreement with Zone 7 before any work is done. The developer must also grant fee title to the creek right-of-way including the 20-foot setback area to Zone 7. 18. Any proposed landscaping in the creek area should conform to the Alameda County Flood Control Revegetation Manual. Landscaping may be established by hand watering or drip irrigation. howevei, no permanent irrigation system should be installed in the creek area. Mr. Carl Steinberg November 18, 1987 Page 3 19. Where the existing pipeline easement for the 24" Zone 7 water line is only 10 feet wide and not in a future private street, an additional 5 feet on each side of the existing easement is needed. Attached is sheet 4 of 22 of Dougherty Reservoir & Pipeline Project showing the existing pipeline and easement. Please feel free to give Dennis Gambs or the undersigned a call if you have any questions or comments. Very truly yours, Mun J. Mar General Manager By Vincent Wong, ..anger Environmental Resources Division VW:DG:bk Enc. cc: Mike Taylor, Bissell & Karn Larry Tong, City of Dublin Lee Thompson, City of Dublin Jim Boren, Zone 7 RECORDING REQUESTED BY: WHEN RECORDED, PLEASE MAIL TO: RECEIVE ') Pettis, Tester, Kruse & Krinsky NOV 5 1987 2301 Dupont Drive, 5th Floor Irvine, California 92715 DUBUN PLANNING Attention: Dorothy A. Urbanec (Space Above This Line for Recorder's Use Only) VEHICLE ACCESSWAY MAINTENANCE AGREEMENT VILLAGE VII THIS VEHICLE ACCESSWAY MAINTENANCE AGREEMENT (the "Agreement") is entered into this day of by and between Standard Pacific, L.P., a Delaware limited partnership (the "Developer") and the City of Dublin (the "City") . RECITALS A. Developer is the owner of real property in the City of Dublin, County of Alameda, State of California described as Lot 147 of Tract No. 5511 filed in Book 163, Pages 48 to 58, inclusive, of Maps records of said County ("Village VII") which has been or will be resubdivided as Tract 5780. B. Village VII is subject to the Master Declaration (defined below), which contains provisions for the shared use and the maintenance of "Vehicle Accessways" (defined below) for the benefit of all of the villages described therein. C. The Developer and City desire to enter into this Agreement to assure continued maintenance, repair and reconstruction of improvements upon the Vehicle Accessways for the benefit of such owners and to provide for an easement over the Vehicle Accessways for such activity and for access by fire, police, health and sanitation vehicles and public utilities vehicles in providing services to the adjacent property. NOW, THEREFORE, in consideration of the mutual covenants, conditions and restrictions contained herein, the parties hereto agree as follows: 1. Definitions. The following terms shall have the following meaning whenever used in this Agreement except where the context clearly indicates otherwise: (a) City. "City" shall mean and refer to the City of Dublin, California. (b) County. "County" shall mean and refer to the County of Alameda, State of California. (c) Master Declaration. "Master Declaration" shall mean and refer to the Declaration of Covenants, Conditions and Restrictions for Alamo Creek recorded on September 19, 1986 as Instrument No. 86-230450, of Official Records of the County and any amendments thereto. (d) Residence. "Residence" shall mean and refer to any lot or parcel shown on a final or parcel map filed for record in the County unless a condominium plan has been recorded 09/30/87 10532-00010 ATTACHMENT 302\87090048.AGRL- ,pooq 51DR n upon such lot or parcel pursuant to Section 1351(e) of the Civil Code of the State of California, or any successor statute thereof, in which event "Residence" shall then mean and refer to a condominium. "Residence" shall not include any property owned by a Subordinate Association. (e) Residence Owner. "Residence Owner" shall mean and refer to one or more persons or entities who are alone or collectively the record owner of a fee simple title to a Residence excluding those having any such interest merely as security for the performance of an obligation. (f) Subordinate Association. "Subordinate Association" shall mean and refer to any nonprofit mutual benefit corporation incorporated under the laws of the State of California, its successors and assigns, named in a "Subordinate Declaration". (g) Subordinate Declaration. "Subordinate Declaration" shall mean and refer to any declaration of covenants, conditions and restrictions and any supplemental declaration thereto or any amendments thereof which are now or will hereafter be recorded against all or any portion of Village VII and will be subordinate to the Master Declaration. (h) Vehicle Accessways. "Vehicle Accessways" shall mean and refer to Parcels ' and the area designated as "E.V.A.E." or "Emergency Vehicle Access Easement" on said Tract No.- 5780. (i) Vehicle Accessway Owner. "Vehicle Accessway Owner" shall mean and refer to one or more persons or entities who are alone or collectively the record owner of a fee simple title to a Vehicle Accessway, excluding those having any such interest merely as security for the performance of an obligation. (j) Village VII. "Village VII" shall mean and refer to the property described in the Master Declaration to be Lot 147 of Tract Map No. 5511 filed in Book 163, Pages 48 to 58, inclusive, of Maps, records of the County which has been or will be subdivided into Tract 5780. 2. Maintenance Obligation. A Vehicle Accessway Owner shall have the obligation, at no expense to the City, to maintain, repair and reconstruct the improvements upon the Vehicle Accessways owned in a manner satisfactory to the City and in compliance with plans and specifications approved by the City. The City shall have the right, but not the obligation, to assume all or any portion of such maintenance, repair and reconstruction in the event such activity is not adequately performed by the Vehicle Accessway Owner. 3. Grant of Easement. Developer hereby grants to City an easement over the Vehicle Accessways for the purpose of maintaining, repairing and reconstructing said improvements upon the Vehicle Accessways as provided herein and for ingress and egress for such purposes. This easement is specifically limited to such purposes and shall not create any easement in favor of the public. Entry by the City upon the Vehicle Accessways for any allowable purpose may be made without notice in the event of any emergency involving potential danger to life or property. Entry for any non-emergency allowable purposes may be made at any reasonable time after notice of such entry and purpose of not less than ten (10) days has been given to the Vehicle Accessway Owner responsible for such activity unless corrective work is commenced by such Vehicle Accessway Owner within three (3) days following delivery of such notice and such corrective work is prosecuted to completion within thirty (30) days from date of commencement of such activity or such later date agreed to by the City. 2 09/30/87 10532-00010 302\87090040.AGR 4. Reimbursement of Costs. All reasonable costs expended by the City for labor, materials, equipment, indirect onsite supervision of the maintenance, repair and reconstruction performed under this Agreement shall be reimbursed to the City by the responsible Vehicle Accessway Owner. At the sole option of the City, if such reimbursement is not made to the City upon demand any such reimbursement may be included as an assessment on the next succeeding County property tax bill covering such Vehicle Accessway, or in the event any Vehicle Accessway is owned in common by Residence Owners for the benefit of all members of a Subordinate Association or has been conveyed to a Subordinate Association, the City shall have the power to include such reimbursement as an assessment on the next succeeding County property tax bill of all Residences encumbered by the Subordinate Declaration of such Subordinate Association. Such reimbursement amount shall be apportioned at an equal amount for each such Residence. 5. Indemnity. City hereby agrees to indemnify and hold Vehicle Accessway Owners free and harmless from any claim, loss or liability of any kind whatsoever in connection with or arising out of the maintenance, repair or reconstruction work performed upon the vehicle Accessways by the City (unless such claim, loss or liability arises out of the wilful or negligent act or omission of Vehicle Accessway Owner, in which event, City shall have no liability therefor). 6. Successors and Assigns. This Agreement and all of its terms, covenants and conditions will inure to the benefit of and be binding upon the successors and assigns of Developer, and the successors in title to the Vehicle Accessways and the Residences. 7. Notice. Any notice to be given under the provisions of this Agreement shall be in writing and shall be directed to the address of the party to whom intended as follows: • • If to Developer: 6990 Village Parkway, Suite 201 • Dublin, California 94568 Attention: Michael C. Cortney If to Subordinate Association: The principal office of the corporation established pursuant to a resolution of its board of directors. If to Residence • Owner: To the street address of the • Residence of each such Residence Owner. Each of the foregoing parties may designate from time to time by written notice to the other parties a different address which shall then be substituted for the one above specified. Any notice sent by mail as aforesaid shall be deemed delivered when directed to the addressee at the address indicated for the purpose of notice and when placed in the United States Mail, first class, postage prepaid. 8. Paragraph Headings. All paragraph headings are inserted for convenience only and shall not be used in any way to modify, limit, construe or otherwise affect this Agreement. 9. Waivers. No action taken pursuant to this Agreement by or on behalf of any party shall be deemed to constitute a waiver by the party taking such action of the complete compliance with representations, covenants or agreements contained herein. No waiver, modification or change shall be • 09/30/97 10532-00010 302\07090040.AGR binding unless in writing and signed by the party making the waiver. A waiver by any party hereto of a breach of any provision of this Agreement shall not operate or be construed as a waiver of any subsequent breach. 10 . Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California applicable to contracts made and to be performed in that state . 11 . Attorneys ' Fees . Should any party institute any action or proceeding to enforce this Agreement or any provision hereof or for damages by reason of any alleged breach of this Agreement or of any provision hereof, or for a declaration of rights hereunder, the prevailing party in any such action or proceeding shall be entitled to receive from the other party all costs and expenses, including, without limitation, reasonable attorneys ' fees , incurred by the prevailing party in connection with such action or proceeding. 12 . Severability. If any term(s) or provision(s ) of this Agreement or the application thereof to any persons or circumstances shall to any extent be invalid or unenforceable, the remainder of this Agreement or the application of such term( s ) or provision(s ) to persons or circumstances other than • those as to which it is held invalid or unenforceable shall not be affected thereby. Each and every term of this Agreement shall be valid and enforced to the fullest extent permitted by law. 13 . Entire Agreement . This Agreement constitutes the entire agreement between the parties pertaining to the subject matter hereof and all prior and contemporaneous agreements, representations , negotiations , and understandings of the parties, oral or written, are hereby superseded and merged herein. 14 . Amendments . Any amendment to this Agreement must be in writing and signed by all of the parties hereto. IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written. STANDARD PACIFIC, L.P . , a Delaware limited partnership By: StanPac Corp. , a Delaware corporation Its Managing Partner By: By: CITY OF DUBLIN By: By: 4 09/30/87 10532-00010 302\87090040 .AGR STATE OF CALIFORNIA ss . COUNTY OF ALAMEDA ) On , before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me (or proved to me on the basis of satisfactory evidence) to be the on behalf of StanPac Corp. , a Delaware corporation, the corporation therein named, and acknowledged to me that said corporation executed the within instrument pursuant to its Bylaws or a resolution of its Board of Directors , said corporation being known to me to be the managing partner of STANDARD PACIFIC, L.P . , the partnership that executed the within instrument, and acknowledged to me that such corporation executed the same as such partner and that such partnership executed the same . WITNESS my hand and official seal . Notary Public in and for said State (SEAL) STATE OF CALIFORNIA ) ss . COUNTY OF ALAMEDA On , 19 , before me, the undersigned, a Notary Public in and for said State, personally appeared , personally known to me or proved to me on the basis of satisfactory evidence to be the person( s ) who executed the within instrument as of and acknowledged to me that such executed the same . WITNESS my hand and official seal . Notary Public in and for said State [Seal ] 5 09/30/87 10532-00010 302\87090048 .AGR ii .• I . . . „ . ...,. 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'4 1\ '''1,•.; -N-,...-----,—.-_----1----,--,---z-;;,-‘1_ -.--_,: --------.-- -.. ‘1 ,- • 4.,,, 1 I 1 .,2 ,--.-71.--1,.:---:-..._-_-_ --- i' 1 ort i i ittijit III - A\\• jr---_,' — — — i "-- l-i ' :: i; ,, et, i,,•* '1\4-4- .. i,, •' --- *at - 1 ' 41 n t •9 i i 530;99,71.riiW 197M P X.0 t.t.iQl r•j; 1 g;_. n:0 7* - eit, :: iti 1 co z • !!..., I I 11 d f, V 1 co u, 1 r:.• _ ' 1 '!`". 1"-- ',I .--•- ca " / \ I/LI ' I : • CITY OF VUGLIr4 PA No. 88-009 • ( . ENV3ONA,rlEa\1`eAl1. ASSESSiJIENT FORM/ (iJ plM (Pursuant to Public Resources Code Section 21000 et sec.) . Based on the project information submitted in Section 1-General Data, the Planning Staff will use Section 3, Initial Study, to determine whether a Negative Declaration or cn • Environmental Impact Report is required. - . • SECTION 3. INITIAL STUDY - - - to be completed by the PLANNING STAFF • • Name of Project or Applicant: Casden Company, Heritage Common's Phases 2-4 A.- ENVIRONMENTAL SETT IN G- Description of project site before the project, including - information on: topography; soil stability; plants and animals;historical, cultural, and scenic aspects; existing structures;cnd use of structures • SEE ATTACHMENT "A" Description of surrounding properties, including information one plants and cnir..cls; historical, cultural, cnd scenic aspects; type cad intensity of lend use; and scale ar development. SEE ATTACHMENT "B" • B. ENVIRONMENTAL IMPACTS - Factual exple nations of ail answers except"no"ere re-. . quired on attached sheets. SEE ATTACHMENT "C" . •• CC•Ta.r-NT L`c FL,b sa-Tz CI 71242:_Ci SOURCE NO CCALL^LE YS ILti.'4-:Cre.ti ID I trot. lo tgi�lc�. 0IUt ,1 01 El- t¢L 1 1 1 1.0 WATER _ I 1 1 1.1 Ilydrologi<Solon<. • •.via eon.rruer;on of the?mien!drat the hydro- X I 1 1 (2) lagi<bo tencv? 1.2 Ground Water W;II the project affect the guo:1n,or e,..ent;y or y. I ! I (1)-(2) ground ester supplies? 1.3 Depth to Water Tobin Will:he rote of...ore, .;thdro-ol eh a the depth I I I l 2 r grod;ant of the wetter tobte? on X i.4 ore�nage end Channel Fa.m Kill m ra<r;an roped-the naira1 d ;..oge pattern 1 •. I i z) ZONE. .Iteroro or,lrcan.ehonnel for.. A 1.5 Sedimentation Will eon. r.,etian in on o retalr mojo..cd;menr I I AT( Innu<into adjacent na erebod;e.7 n X I I 1 ! (2) r 1.5 Flooding Will these b.ri.4 of 1a"or rr....,.ne...o due ' 1 1 __... t7 • o rl,�.ltng7 1 • I l rot 8'8•GY, S r74FF 224poe..r- • • •. Cla`g bNUIT 7.1.—ACTS SCP.LE. . IMPACT • SOURCE . NO QOP.LL-it7 YES UNKNC I • NO 1 , t 1 I I • • 1 1 IF • K c�3 oia • 61Q 1215 • I-TI . 1.7 water euaiiy Dom dr;nl;.y supply roil Comeet state and v - I I I I DSRSD federol standard,?sr P I l Will so be;afei•ataly a_aommc eCcd and , 1 I i - DSRSD • treated? R r I - will receiving w s foil to meat loco!,st-•a and / I (7). federal standards? voters �( t • - • Will ground water suffer contamination by aeta_e i ' _ . . seepe20,;nrre,ion of soli or polluted eater hods 1/ • adjacent water bodies or from another crnrnamted /' 1 - - (2) • oao;fer? • 2.0 AIR - - . • 2.1 Air Pollution• Will there be generation and d;spcnion ni pollutants . • V by projectw, ch related activities or in prox r.it,Ce t::e - _ - • praj<t vol.cr-ecd zeta n. =.s rn a. V .:.w/ (2)• . . -. ywlitysnnL:d,? r r 2.2 Wind Alteration W;I1 shs u Lire and term; impede p.c a lie_ fill 1 flow,musinge channeling along certain aurad re or 1 I • - - - obstruction of wind movements? 1 (2) • 3.0 EARTH I 1 •• • 3.1 Slope Stability Are there potential danger related m:Loa f_il es? I X I • Bay.SOUS 3.2 Foundation Support Will there be as:to Ole or property be-e-re or I x I I 1 I• Bay Soils excessive d<ra ation or material,? 3.3 Consolidation Wi there be risk to life or prop ee I `i 1 I I I Bay Soils excess;- o!founder J 3.4 Subsidence 1,them r, of major around orbsid.n.,n n,,r io eel Y I I I I • I Bay Soils th 3.5 Seismic Activity I,�the«ar of r loss ready_ am earth- /` I j I q o_e as idyl�_c a I Bay Soils 3.5 Liquefaction Will the project ease or be exposed to liquclecror "I • I Bay Soils or soil, sic u-r faun o x l 3.7 Erodao;IIty ' will there b ,c,eonticl boas of soil i to c-- �/I - I 2) •ion practices, (� ( .• •• 3.9 Permeability f ofe e.s the permeability of toils 000c:at>!with the I I I 7 act p r onditions,elatt-.e to d.-- ) • veloo ear of wells? 3.9 Lkique Feature, Will any uni<.,e ecological featurca be as _ / I I �2)� • r desnoyed by p-at act activities? n--er<id l • 7.10 Mineral Resources . Are there sen -c depo,rs o!parentrwl )/I I I (4) value close,o;her cr? x I I 4.0 PUNTS AND ANIMALS - - 1 /.l.?loot end Animal Species Are there tore or endangered sped,,preen!? 1 I Leitner Arc there s:ecies preLent which are peveJar;y I X I I Leitner eeprrale PO impact from human on1.,iy7 • Is there',eocrctioe y, t,the lot:of w.i• will X 1 1 I • deny food o habitatimportant wild! feet r • Leitner • - Are there na'�-nc C0 ofepleat er n,im:s me )/ 1 7) which conditions will is improved by tFa p aject7 /7lw _. 4.2 Vegetative Community Types Are there any unusual populations of plants the:may X i Leitner be of,c,ont;fic interest? r Are there re,-tative c tam n;,y Pyre,s which ore �/ I f particularly„reeptibio to impacthemhumn,cctiviy X? 1 t Leitner • Are there n.,jar trees or major vegetn ,that..ill x I • hoc .,city nite te•S by the project?iI -—, t HortScieneE Ara theta,ra3:.a., y y nmmunin' n In: of which will deny ood or haSit - null: Leitner ,, subs, fill n - . , .e melt' � % 4.3 D;ven;ty I,there u.boantint diversity in Os, - era^ Ptr - . as reflected in e u n mber and type n s , e .rl spec or the tierce-dim.nsioee Iar of plant pecic,present? / Leitner/ HortScienct • t 4 • comemar r _PACTS SCA . OF II`'IPP.CE• SOURCE NO Q(LhLUI]D YES U�fQ RE,' NO f 1 s • ! 1lE • • • I115 • ] z 1 • 5.0 FACILITIES AND SERVICES 5.1 Edomtioal Facilities • Will projected enrollments adversely affect the or-, • • Tiling or proposed facilities in term,of spacing for School • . all activities,Including classroom,,tent otienal ,and staffing need,? - District • Will the project impact the p•.,pit/teacher ratio sa I I . • n n as to i'pede the learning pros ss? X '1 1 • Is the haul located such shot it presents a hardship. I 1 "" _ - for a portion of the enrollment in tens of newel time, X/ i i '' (4) 1,3 • ' distance,or safety hazards? - . n 1 f 5.2 Commercial Facilities Will there be an inadequate supply of and access to Y 1 1 (2) commercial facilities for the project? • 5.3 Liquid Waste Disposal Are provisions for sewage eepoeity inadequate for f I I• _the needs of the project without exceeding quality ' i I f(Q) standards? • Will the project be exposed to nuisances and odors /I I I I I I (2 • associated oeith,eostewater treatment plants? j/Vl\; , 5.4 Solid Waste Disposal • Is there inadequate provision for disposal of solid I I I wastes generated by the project? I - I I i (2) 5.5 Water Supply Is there inadoguate quantity or quality of wester X I 1 I I • ,apply to meet the needs of the project? I 1 r I DSRSD • • 5.6 Slom es Water Drainage Will storm ter drainage be inadeaver.to prevent 1 m do- trooe,flooding and to meet Federoi State and I local>terdand,? 1 I DSRSD 5.7.Police Will the project's odditionol population,facilities, other features generate aincrease n police services I(4)(2) I or n create a police hoJ and? r 5.3 Fire Will the project's additional peppulotten,facilities, or other features generate on increase in fire services 's/ (4)(2) sate a fire hazard? 1t 1 5.9 Recreation - Will the project have inadequate facilities to meet X/ I I I I • (2)(�i) the recreational needs of the residents? . X. 5.10 Cultural Focilities Will cultural facilities be unavailable to the project residents? .• )� t I i I (2)(4)' 6.0 TRANSPCRTATICN • r 6.1 Transportation Facilities Are the traffic demands on adjacent roads ewrently • _ • at ce oboes capacity? If not,.•ill the traffic gen- crated by the project muse the adlocent roads to . Abrams reach or exceed capacity? • Are the other transportation facilities which serve the •. I I I 1 • • _ project Inadequate to accammodote the project's I I I travel demands? I 1 Abrams 6.2'Circulation Conflicts Will design of the project on conditions in the surround- 1( • ing tree increase accidents doe to circulation cadlleh? r•I I Abrams 6.3 Rood Softy and Design . Will project residents and users be exposed to increased • occident r,es dun to roadway and street design or look of traffic centrals 1 Abrams 7.0 F ALTH 7.1 Odors Will the project be exposed to or generate any intense 7L e I (4)(2� odors? / 7.2 Crowding and Density Will the resident,end o,ss be exposed to crowding or 5/ I high density in their physical living environment? 1' I I (4)(2) 7.3 Noiances Will the project be exposed to or generate factors that I I maybe considered as nuisances? X I (4)(2)(3) 7.4 Structural Softy Will design and proposed aan,tra2tion techniques fail XI (2)• to meet store and local building codes? S.0 NOISE 9.1 Noise Levels Will the project be expemi to or generate odorrsn V Illingwor e levels? • 9.2 Vibrations • Will the pt,jeet be exposed to v5,etinns nnnoyiog to humans? • • X Illing3dor n . . caMPcr.1E`rr IMPACTS ._ .E OF X1 A • - Source NO CQALIF•IED , `!ES U rectla N NO f , t p.3 I Io • 11 IV. -. • 91 161a 6lj I215 . L L L 1 I_ I_ 9.0 COMMUNITY CHARACTER 1 1 1- I I I • 9.1 Community Organization . Will the project disrupt on existing set of - '[ I I moon:Lotions or group,within the unity? /� 1 !_ T 3 • • 9.2 Homogeneiy end Diversity .Vlill the project change the character of the - I I I community in Penes of e- 'hut ion or concentration `• •`i2, ,4 • of income,ethnic,hawing,or age group? /, 1 I_ I • • •9.3 CommunityStability and • Will the project be exposed to or generate en • I I ' - • Physical Conditions . ernof • poor stability and phy isel conditions? ' X 1 1 - 1.2,3,[ IO.o VISUAL OUALITY . .. • •• . 10.1 Vie.n . •" Will residents of the surrounding area be od.er,oly• X - •. • - I (3)affected by views of or from the project? ••• • Will the project residents be adversely affected by � . ws of or from the s,nounding area?- ••• (3)(2) 10.2-Shadows • Will the project be exposed to or generate e.cessive X. i I_ _ (3)(2),hodo.n7 1 . _ 11.0 HISTORIC AND CUITUUI • ' ,1 - - - RESOtiiCES . . .. I - il.i Historic and Cultural '.V;lt the project involve the destruction or ales- �/ . Resource, • ot;on of a historic resource? - /`�/ (4) . Will the project result in isolation of o historic !`irons its surrounding environment? _ 1,2..,3,1 t ,, wi;l the project intro-uce physical,visual,audible ,1 1 1 1 or a•morcherie elements!Fnt are not in ehorocrer with /7C` • o hi,tor o resource or its setting? - I f i N/A • 11.2 Archaeological Flo will the protect involve the destruction or olrororion I -.1 I 1,2,3,. I and Structures • of on ereh000lo3ieal res•.,ree7 1 Will the project result in reslor;en of en orehoeologtcol I • 1 • resew.? I 1,2,3,c • ' Will project inrrol xe phy,int,.,t ol.audible I ( . atmospheric elements that ore not in character with . 1 on archaeological resource s setting? 1 1 2 3 1 1 • 12-0 ENERGY - • 1 I _• 12.1 Energy Requirements Are there potential problems with the supply of • • X - 1 2 ' • energy required for the project? • Will the energy requirements exceed the capacity . X I 1 I . - . • ' of:he'orrice utility company? + I 1 2, PG&l ' Will there be a net increase;n energy used far the I X 2 • . • project compared to the no projt elrermr:.e? 12.2•Con+ervottoo Measures Door:he protect planning a,d design foil to include + ow;lob!e a nergy conser.n.ion n,a-wrr? i 2 13.0 lANO L'SE • 13.1 Site Ka.crds - Co cend;rtem of the site,proposed site development, .- - . • or,nroocding or eo create potentially ha_ordoo,situ- '( 1,2 • 13.2 Physical Threat. Wilt the project or the surrounding area creole a feeling, /` 1.e j of insects,iy end physical threat among the resident, .1 I 1 ' nod users? / I I 1,2 13.3 Sonitery Landfill Will the project ism,xpo„d t r rat damn e n • ',tracen e•ow.l on ter pollution,the ce ! trel with nitory bmil?t? I I 1 13.d Waterwy win tiro project effect existing sscter-oy through I 1 filling,dredging,draining,eul.orttng,.mate dip- 1 1 chary,,le„of sdsuul quality or other lend co j `1_. precti,s7 ' • • A—A • • COMPalEtiT IMPACTS SC_�E OF IMPACT r0 QUALIFIED YES UMi:Qv i NO , to . 1 tri lF • olwloi_] - • 1Q 1215 L y t , , i 1 t . I • Other E�+�ro.mmt=i Cep-we��tr. .. _ .. • I I t I I 1 I . I _ I 1 I I I - ( C. MANDATORY FINDINGS OF SIGNIFICANCE CL_T-�=-1'.I NO NO ES L*:•Nas'N i • - (0) Does the project hove the potential to degrade the quality of the environment, substantially reduce - the habitat of a fish cr wildlife species, cause a fish or wildlife population to drop below self- - sustaining levels, threaten to eliminate a plant • . or animal community, reduce the number or restrict . • the range of a rare cr endangered plant or animal . or eliminate imper not examples of the major periods st. - . - - • - or California history cr prehistory? - (2) Does the project hove the potential to achieve short- . term, to the disadvantage of long-term, environmental . • goals? (3) Does the project have impacts which are individually •limited but cumulcteively considerable? (A project • may impact on two cr more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impec is^r` t5' environment is significant.) '` • (4) Does the project have environmental effects which • will cause substantial adverse effects on human beings, either directly or indirectly? - • 1 1 • D. MITIGATION MEASURES - Discussion of the ways to mitigate the significant effects identified, if any: _ SEE ATTACHMENT "D" • • E. DETERMINATION - On the basis of this initial evaluation: 0 The City of Pttblih finds that there will not be any significant effect. The par- ticular characteristics of this project and the mitigation measures incorporated into the design of the project pro•iid.: the 'actual basis for the finding. A NEGATIVE DECLARATION tS ►=QUIRED. . 0 The City of PLAbtin finds that the proposed project MAY have a significant effect on the environment. AN ENVIRONMENTAL IMPACT REPORT IS REQUIRED** - • Signature and date: rialr Name and title: . DETERMINATIONS BASED ON: (Source) (1) location of project (2) staff office review (3) field review . • (4) Dublin General Plan Background Studies- and EIR (5) Dublin Zoning Ordinance (6) Downtown Specific Plan Background Studies and Negative Declaration - (7) Not applicable . Other (State Data): SEE ATTACHMENT "E" • • • • • **NOT.:: Where a project is revised in response to an Initial Study SO the p1)•t1:t!lal adverse effects c;e mitigated to a point where no_ significant environmental effects would occur, a revised Initial Study will he prepared cad a Negative Declaration will be requ;red iNs•ead of an EIR. A-I n . . ,. ..-_ • PA 88-009, Heritage ( mons Environmental Assessment December 7, 1988 Attachment "A" Irregularly shaped vacant site transected by a seasonal creek. Upland ground is relatively flat with slopes up to 35% near Amador Valley Boulevard; soils appear stable; plants and animals include non-native annual grasses on the upland areas (which provide habitat for very few wildlife species) and the riparian corridor which provides habitat for several bird species, some mammals, reptiles, amphibians and some fish. The southwest portion of the site previously was occupied by a house, a barn and other ancillary buildings without any historic significance. No cultural facilities have been identified with this site. • -1- p PA 88-009, Heritage Ammons Environmental Assessment December 7, 1988 Attachment "B" Properties to west include the abandoned Southern Pacific right-of-way and the Alamo Flood Control Channel. To the northwest is a 73 unit townhouse development (Phase I of Heritage Commons) ; north of Amador Valley Boulevard are single-family (6,000+ square foot lots) and multi-family residential developments separated by a large open space area. South and east of the site are additional multi-family residential developments. Most residential developments support ornamental landscaping common in the Dublin area and domestic animals. The Villages projects (north and east) are under development and includes the upstream extension of Alamo Creek. A stringent creek renovation and revegetation program is being implemented as part of that project to preserve and enhance wildlife habitats along the riparian corridor and to adequately handle storm water run-off from the area. -2- � r ' PA 88-009, Heritage C .mons Environmental Assessment December 7, 1988 ATTACHMENT "C" B. ENVIRONMENTAL IMPACTS - FACTUAL EXPLANATIONS 1.4 Drainage and Channel Form Project includes rock rip-rap to protect and stabilize slopes of the creek. This alteration to the creek banks does not cause any change to the overall stream channel form. Prior to commencement of any construction, a hydraulic investigation is required to verify creek capacity and setback requirements. 3.1, 3.2, 3.3 Slope Stability, Foundation Support, Consolidation The soils report (Bay Soils, 1981) incorporates slope design factors into their recommendations which are intended to minimize any potential for slope failure. Recommendations are also included for foundation design (pp. 17-21) (p.10, pp. 16-17) . Project development will be subject to review and incorporation of design features from an updated geologic and soils investigation specific to the proposed development plan. 4.0 Plants and Animals A Biological Report was prepared for the Villages project, immediately north of this project. The report addressed the Villages' impact on existing vegetation and wildlife (Leitner & Leitner, 1985) . This subject site is similar in terms of vegetation and past use and is adjacent to the Villages site. 1. Rare and Endangered Species. A review of rare plants possibly occurring on the Villages site concluded that no rare and endangered plant species were present, and, based on the habitat present, that it is unlikely that any rare and endangered species would occur in the proposed project area. It would also be unlikely that the 17+ acre Heritage Commons site, surrounded by major barriers (residential development, roads, etc.) would support any rare and/or endangered species. The possible occurrence of rare, threatened, or endangered wildlife species was investigated by record research, report examination, consultation with the California Department of Fish and Game unit biologist, and field survey for the Villages. The findings of the report were that no rare, threatened, or endangered wildlife species used the proposed project area. -3- . ' PA 88-009, Heritage C. .nons Environmental Assessment December 7, 1988 2. Vegetative Communities. Two natural communities and corresponding wildlife habitats exist on the CoastFed Properties site: non-native annual grassland, and central coast riparian forest. Although neither of the communities may be considered rare in themselves, the riparian forest is the most significant habitat from a regional perspective, as it supports the highest diversity of wildlife species. The annual grassland habitat that extends over most of the proposed project area supports only a few common wildlife species. It has been disturbed by long-term agricultural use and is subject to annual weed abatement for fire control. The riparian forest with its associated aquatic stream habitat has the higher value for animal life. It supports a much greater diversity and abundance of wildlife. In a regional perspective, however, the riparian strip along this section of Alamo Creek is a somewhat degraded example of this habitat type, owing to the effects of three processes which appear to have been operating for many years: 1) downcutting and erosion in Alamo Creek; 2) livestock browsing; and 3) soil disturbance through tilling and landfilling practices. The trees are scattered and do not form a continuous canopy cover along the creek. Downcutting by the creek in historic times has undermined the banks and resulted in the loss of trees. There is little shrub understory and little tree regeneration. As a result, wildlife diversity and abundance are not as high as would be found in better- developed riparian forest. A number of typical riparian forest wildlife species are apparently not present. The riparian fauna here is generally made up of the most common and widespread species, especially those that are most tolerant of human disturbance. B. Impacts. 1. Habitat Loss. Construction of the Heritage Commons project will result in the loss of the annual grassland habitat (non-native annual grassland) on the proposed project site. This loss does not represent a significant adverse impact. The annual grassland community is widespread and common in California and in the local region. The community is in degraded condition and is of relatively low ecological and wildlife value. 2. Loss of Major Trees. A site survey and horticultural report prepared for the project to determine the health and condition of thr trees (Tree Report, Heritage Commons), prepared by HortScience, Inc., October 5, 1988) and a review of the grading plans by the horticultural consultant, Nelda Mathny, concluded that there were a total of 57 trees on the site with trunk diameters of over 6 inches, plus a large trichet of arroyo willows. As currently planned, 76 percent of the trees will be preserved, 12 percent will definitely be removed, and 12 perc'nt"ara'su7t3bie'for preservation but may not be preserved. -4- PA 88-009, Heritage C .nons Environmental Assessment December 7, 1988 Loss of riparian habitat is the most important potential biological impact of the proposed project. The removal of mature trees, especially valley oaks, is of greatest concern; valley oaks are the slowest growing trees of those represented on the site and they have historically suffered the most serious reduction in numbers throughout their range. However, current project design would allow definite retention of about 2/3 of the existing riparian habitat, and possible retention of up to 1/3. Protection of large tree stands and revegetation of disturbed areas will restore the viability of the habitat. 3. Construction Impacts. During project construction, there is potential for significant erosion both during stream channel slope protection and during residential development. Such erosion could result in generation of silt and other sediments; storm runoff could then transport these materials offsite, resulting in downstream siltation in the Arroyo de la Laguna and Alameda Creek. The California Department of Fish and Game is pursuing a stream rehabilitation project that would restore steelhead spawning habitat in the Arroyo de la Laguna. Excessive erosion and subsequent siltation during the construction phase could significantly impact this fishery project. 4. Susceptibility to Human Activity. The process of urbanization brings noise and disturbance that may discourage use of adjacent habitat by some sensitive wildlife species. The riparian corridor through the center of the project will be exposed to increased noise and human activity. This impact is not likely to be significant, since most wildlife species that use the riparian habitat currently are quite tolerant of disturbance. Increased numbers of domestic and feral (wild) dogs and cats could increase harassment of and predation upon wildlife. 5.6 Storm Water Drainage Zone 7, the Flood Control District, will require a detailed hydrology and hydraulic study to demonstrate that Alamo Creek capacity on-site and downstream can accommodate the 100-year storm conditions. Without that capacity the project would not be able to be constructed without design changes. If the changes are not in substantial conformance to the approved project a new application would have to be processed. 6.0 Transportation A Traffic and Transportation Study was prepared for this project by Abrams Associates (December, 1988). -5- ` PA 88-009, Heritage C .nons Environmental Assessment December 7, 1988 Project access will be limited by the raised median in Amador Valley Boulevard which would preclude left turns into or out of the project. The lack of left turns may encourgae U-turns at Stagecoach and Wildwood, causing safety conflicts due to the narrow cross-section of Amador Valley Boulevard at those points. The Abrams Traffic Study recommends the inclusion of a left turn lane on Amador Valley Boulevard at the project's entrance. The left turn lane should also include an acceleration lane for traffic leaving the project (for westbound traffic). Precise design of the left turn pocket and changes to the median lighting will need to be coordinated with the City. The study concluded that the project would generate about 1,648 average daily trips (ADT) with a p.m. peak hour average of 157 trips (9.5% of total ADT). The Abrams report examined the cumulative effect of this project with other projects on four intersections and concluded that V/C ratios would be satisfactory. Further evaluation of the cumulative impacts on the City's roadway network (TJKM, December 1988) identified seven (7) additional roadway segments and intersections which will require improvements. This project's contribution to future additional traffic is minor; but should contribute its proportional share to offset costs of improvements. 7.3 Nuisances Temporary, construction related, odors, dust, etc. will be associated with the project. Dust control measures should be instituted during construction phases. Hours of construction will be controlled to limit adverse affects in existing area residents. 8.0 Noise A Noise Evaluation Study was prepared by Illingworth & Rodkin, Inc. (November 1988). The study concluded that outdoor noise levels and first floor interior noise levels will not exceed standards established by the City of Dublin or the State of California. Indoor noise levels for second floor units in the first four buildings nearest Amador Valley Boulevard would exceed a CNEL of 45 db with the windows open. The noise study suggests air conditioning or other mechanical ventilation be installed in these units so that the windows can be closed to meet interior noise standards. -6- PA 88-009, Heritage C .nons Environmental Assessment December 7, 1988 11.2 Archaeological Sites and Structures There are no known archaeological resources on the subject site. However, areas adjacent to creeks have a higher potential for archaeological resources. Therefore, conditions of project approval should include provisions that in the event archaeological resources are discovered during construction, the project should be stopped until the Planning Director can determine the significance of the find. 12.1 Energy Requirements Energy will be required for gas and electric service to the dwelling units. To the extent that there is demand for additional dwelling units, the "No Project" alternative would result in units being provided elsewhere with similar energy requirements. 12.2 Conservation Measures Project approval would be conditioned on providing energy conservation measures such as solar heating for pools and individual water heaters for units. 13.4 Waterways The project includes slope stabilization of the creek and two creek crossings with a road over culverts. The creek will be offered for dedication to Zone 7 for maintenance. Creek improvements will be subject to review and approval of Zone 7 and U.S. Army Corps of Engineers. Both agencies will review the project to assure that the culverts can accommodate the storm flow in the creek. -7- ' PA 88-009, Heritage nmons Environmental Assessment December 7, 1988 ATTACHMENT "D" D. MITIGATION MEASURES Slope Stability, Foundation Support, Consolidation Provide an updated soils report, specific to proposed development plan and incorporate soils engineers recommendations into construction plans. Biological Resources 1. Loss of Major Trees a. Preserve and protect trees identified in the Tree Report, prepared by HortScience, Inc. , October and November 1988. Project shall implement Matheny's Tree Preservation Design, Construction and Maintenance Guidelines contained in the Tree Report. Within the creek channel, the Applicant will have the responsibility for implementing these guidelines for a minimum period of one year from the completion of construction, or until the Alameda County Flood Control District or other public entity accepts the channel, whichever is later. b. A horticulturalist will develop a specific preservation plan for preservation of trees recommended for "preservation" following development of final grading plans. During site preparation and construction, a horticulturalist will monitor and implement the plan, and will supervise construction activities, especially grading, as needed to implement the plan. c. Prepare a revegetation plan for the creek to include the replanting of native species. The revegetation plan shall include provisions to aid new trees during early years through irrigation, fertilization, deer protection, and disease prevention. d. Provide two new trees of at least 15 gallon size within the creek tree planting plan area to mitigate the loss of each existing tree over 6 inches in diameter. New trees shall be of the same species as the trees lost. All plans for additional tree planting shall be subject to review and approval by Alameda County Flood Control District Zone 7. -8- PA 88-009, Heritage C sons Environmental Assessment December 7, 1988 e. Whenever possible, restrict construction activities from within the drip line. At the maximum, do not alter more than 40 percent of the area within the drip line for trees planned to be preserved. f. During project construction, cut damaged roots cleanly with a saw. Backfill trenches as soon as possible and avoid exposure of roots from dessication. Provide irrigation during and following construction where necessary. g. Provide supplemental irrigation for trees subject to stress. h. Ensure positive drainage away from tree trunks. Do not allow water to stand at the base of the trees. i. Do not grub open areas around trees where grading activities are not required. Apply and maintain organic mulch under the trees within the development areas. j. Provide horticultural care, monitor pest population and the incidence of disease, and apply control treatments when necessary. This measure applies to all trees with health classified as A, B, or C and as identified by the tree preservation identification list (Appendix A) as "preserved" or having a high or medium probability of being preserved. A work program for such horticultural care shall be submitted to the city prior to commencement of grading. k. Construct temporary fences around the trees to be preserved and exclude all equipment from within the drip line. 1. Repair all wounds promptly, repair and pruning to be performed by qualified arborist. 2. Riparian Habitat Loss a. Provide temporary fencing during the construction for those areas of riparian habitat not intended to be included within the construction zone. b. Provide an erosion and siltation control plan to be incorporated within the grading plan for the project. c. Implement a revegetation effort on all reconstructed channel banks as soon as possible after construction is completed to enhance riparian habitat consistent with proper channel maintenance for flood control. Such revegetation plans will include the following: -9- ' PA 88-009, Heritage C aons Environmental Assessment December 7, 1988 1. Use of trees, shrubs and vine species native to the region. 2. Use of shrubs with high wildlife value on the lower channel slopes. 3. Use of indigenous tree species, such as valley oak, live oak, and buckeye on upper channel slops, together with shrubs and vines to approximate a natural riparian community. 4. Trees, shrubs and vines may be established from seeds, liner stock or small container stock (one gallon) or hydromulch where feasible. 5. An irrigation program shall be undertaken to aid survival of woody plants during the first few summers. Where feasible, fixed irrigation shall be installed. 6. Include within the revegetation plan portions of the existing riparian corridor which are intended to be left in their present condition, including provisions for native trees, shrubs and vines, where they do not now exist. 7. Obtain the approval of Alameda County Flood Control district for the revegetation plan, which should be consistent with Flood Control maintenance requirements. 8. The developers will provide for revegetation along the riparian corridor and will be responsible for successful establishment of plantings. Subsequent maintenance and management of vegetation in the stream channel will be the Applicant's responsibility for a minimum of one (1) year following completion of construction. 3. Construction Phase Impacts a. Earth moving should be undertaken and carried out during the dry season. b. Prior to winter rains, all bare ground should be hydroseeded. If grading is undertaken during winter time conditions, a plan shall be submitted for stabilization and control of erosion. Such plan may include mechanical soil stabilization, sediment barriers, and settling ponds. c. Conditions of the California Department of Fish and Game Stream Alteration Permit shall be followed to minimize erosion during construction in the creek channel. -10- ' PA 88-009, Heritage . irons Environmental Assessment December 7, 1988 d. Sediment control measures shall also be used within construction areas to reduce movement of silt and other sediment from the site. e. In order to protect both the riparian corridor and isolated trees from construction equipment, vehicular activity, and dumping of trash and debris, areas not intended to be graded will be protected with temporary fencing. 4. Long Term Impacts a. Human use of the riparian corridor and stream channel should be restricted and, where feasible, fencing erected for this purpose. Storm Water Drainage Provide a detailed hydrology and hydraulic study to demonstrate Alamo Creek capacity on-site and downstream for the 100-year storm conditions. Traffic and Circulation 1. Project Specific Impacts Construct a break in the existing median of Amador Valley Boulevard for left turns as shown on attach Figure. The exact design and the treatment of median lighting will need to be coordinated with the City. The developer should provide details of the bus system schedules and routes to prospective tenants, and should provide information regarding carpool matching agencies. 2. Cumulative Impacts Provide a traffic impact fee equal to the project's proportional share of cumulative impacts on the City-wide traffic system. Nuisances Limit hours of construction to Monday-Friday, 7:30 a.m. - 6:00 p.m. Require dust-palliative measures during construction. Noise Install standard residential grade sliding glass windows and doors in low air infiltration rate frames for second floor units of the 4 buildings closest to Amador Valley Boulevard. A low air infiltration rate frame is one which does not leak air at a rate in excess of 0.15 cubic feet/min. per foot of crack length when tested per ASTM standard -11- PA 88-009, Heritage nmons Environmental Assessment December 7, 1988 E-283. Because the windows in these units must be closed to achieve the State standard, the plans for these units must specify the means with which they will be mechanically ventilated or air conditioned if necessary to allow the occupants to, at their option, close the windows for noise control. Archaeology • If any archaeological materials are encountered during project activity, such activity should be stopped until a qualified archaeologist evaluates the find and recommends measures to protect resources. Conservation Require solar heating for pools and individual water heaters for each dwelling unit. -12- PA 88-009, Heritage Inons .-. Environmental Assessment December 7, 1988 ATTACHMENT "E" FEMA, Flood Insurance Rate Map, City of Dublin, CA, Alameda County, August 18, 1983 LEITNER & LEITNER, "Revised Draft Report on Botanical & Wildlife Resources of the Proposed Alamo Creek Villages Project Area, Dublin, CA" , June 12, 1985. BAY SOILS, INC. , "Geologic and Soil Investigation on Proposed Development Amador Valley Boulevard near Dougherty Road" , January 13, 1981 HORTSCIENCE, INC. , "Tree Report, Heritage Commons Tentative Tract Map 5883" , October 5, 1988 and November 11, 1988 letter. ZONE 7, letter to Carl Steinberg, November 18, 1988 and letter to Trudi Ryan, May 23, 1988 DSRSD, letter to Lee Thompson, April 6, 1988 PG&E, letter to Michael Taylor, March 9, 1988 ILLINGWORTH & RODKIN, INC. , "Heritage Commons Condominiums -- Environmental Noise Assessment", in letter to Trudi Ryan, November 11, 1988. ABRAMS ASSOCIATES, "CoastFed Properties, Traffic and Transportation Study" , December 5, 1988. TJKM, memo to Lee Thompson, December 5, 1988 -13- NEGATIVE DECLARATION NEGATIVE DECLARATION FOR: Planned Development (Residential) Rezoning, Tentative Map and Site Development Review of 206 apartment/condominiums (P t seq. ursuant Sectione15071) LOCATION: South of Amador Valley Boulevard, south and east of Stagecoach Road PROPONENT: CoastFed Properties DESCRIPTION: A 206 dwelling unit apartment/condominium project consisting of 26 buildings on 17.45+ acres. Project includes improvements to Alamo Creek. FINDINGS: The project will not have a significant effect on the environment. INITIAL STUDY: The Initial Study attached hereto and incorporatedlherein sbynreference (as are all documents referenced in same Initial Study) as Exhibit A. MITIGATION MEASURES: See "Mitigation Measures" as included as Section D in Exhibit A, which are included in the project. PREPARATION: This Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 829-4916 pursuant to Title 14, Division 6, of the California Administrative Code and Public Resources Code, Section 21000, et seq. SIGNATURE: Laurence L. Tong, Planning Director DATE: December 15, 1988 LLT/TR:da (E) PF -cb9 . v$/ -1_ �- - Nol , =L r - W wQ I 1 fili ----- , -L-':',-,.:,,- .441054.11, 01...-- d". :,-,1•4.: ,,, :::: i":"--1"7".:7:-.. EFL:1'41 �/ ie { r'. °� �W ., 44f. ' ,P Y . s � § � e / ,e ? ..)00 -11111% V e♦e° e40 i 01/ V+dq.,. O`er 4 e`• ,t �yf A..4"CP ^ •�741" -*" //' iii1X--.147 / /-'3' ' 04k '*-1401a* .:',0 440 .917 ii_ 1°- � J y r s'�� Ors�dlyl , .o%� 46,0.. �es<oe,^a��C�t�!f/ \� .�/ � ��; II a0� ^ t q , -^ • `- .!V. t s% o L..\`a. 4 °:c a�� ti� .,-, , .gib : 91e 'si *, N\\ N '- .b(*46:X:Itii*:#4' 42 '4:Pti,' i v.'40) /,w,c. .°9', ‘4,4,4e r NV ci N �f �Ms' ' O 'W5"Ts- Ph l-I ✓a °' . *- of rSNW 9414 lsfl CNV' 1 � n DUBLIN: ALAMO CREEK APARTMENTS Written Statement/Project Description 1. Description of Project The Alamo Creek Apartment project will be a 206 unit garden complex, consisting of 26 two-story buildings located on a 17.45 acre site. Each building will contain eight units (except for the recreation building). This new multifamily community is situated south of Amador Valley Boulevard and west of Alamo Creek in the City of Dublin, Alameda County, California. Construction is currently expected to be completed in the second quarter of 1990. The project design incorporates three different floor plans, consisting of ground level and second story walk up units. The unit mix is 56 one-bedroom/one-bath units, 110 two- bedroom/two-bath units and 40 three-bedroom/two-bath units. All units will feature wall-to-wall carpeting, drapes, dishwashers, disposals, ovens and range, air conditioning and heating. Each unit will be individually metered for gas and electricity. Project amenities include two centrally located recreational areas, two swimming pools and spas, sundeck and pool furniture. A separate recreational room will contain a party/game room and lounge. The project will have two conveniently located tot lots. There will be 461 parking spaces provided throughout the site. Landscaping will be designed to reflect a park like setting. Thirty percent of the units have been oriented to provide direct views of Alamo Creek. The project is located in an area which facilitates easy access to all major employment districts around Dublin. The surrounding community is predominantly residential, consisting of single-family homes, apartment complexes and condominiums. Adjacent to the site is a major master planned community currently under construction. 2. This project will: promote attractive and harmonious development; observe sensitivity of environmental limitations on development; stabilize land values; enhance general welfare by creating land uses which meet the intentions of the Zoning Ordinance and the surrounding community. 3. The development offers well thought-out designs which support intelligent urban planning. Site considerations include: layout, open space, orientation and location of buildings, circulation and parkiny, setbacks, height, walls, fences, and public safety. ' 4 ' ;j1 I a Pkee4e0o1 _ c 4 . Architectural considerations include the character, scale and quality of the design. Architectural relationships of the site and adjacent buildings have been incorporated, in order to insure compatibility of this development between its own design concept and the character of the location. 5. The project is consistent with the policies of the General Plan. 6. Rock, rip rap, and other erosion protection will be placed along Alamo Creek where long term erosion problems can be anticipated to occur. A detailed plan has been developed to provide Alamo Creek with adequate Flood Control. 4-DUEL 1,11 !Ili iiii ----.. ; • 9e".\.0 's s'`"'' iiii til S'" ri t -wn _ - • 7• 4 `om kii� frir fa,' cp ....lam,- "::.' % C,Y v- -43. :,•••,/,',, (i. r_Lc.:::44 leb‹a.f ' '--... 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