Loading...
HomeMy WebLinkAbout02-21-1989 PC Agenda CITY OF DUBLIN Development Services Planning,'Zoning 829-4916 P.O. Box 2340 Building & Safety 829-0822 r Dublin, CA 94568 Engineering/Public Worts 829-4927 y DECLARATION OF POSTING - I declare under penalty of perjury that the foregoing Agenda for the Dublin Planning Commission meeting of Feb e( l , 198�, was posted at the Dublin Library, 7606 Amador Valley Boulevard, Dublin, California, on the I 11\ of Te L(CUR: . , 1989, by 5.1)(21 p.m. Executed this 1 I i& day of , 1989, at Dublin, i California. Laurence L. Tong Planning Commission Secretary by 1 I alto, Pla4 ng Secretary � r AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin School District Tuesday-7:00 p.m. 7471 Larkdale Avenue, Board Room February 21, 1989 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 - February 6, 1989 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 88-142 Hobby Horse Learning Center Conditional Use Permit Request to Continue Operation of an 80 Child Daycare Center located at Cronin School, 6901 York Drive 8.2 PA 88-148 Howard Johnson's Conditional Use Permit Request to Add a Proposed Hair Salon/Barber Shop, Gift Shop, Offices, Dance Floor, Retail Sales and Auction Activities within the Existing Building located at 6680 Regional Street (continued from the meeting of February 6, 1989) 8.3 PA 88-009.1/.2/.3 Heritage Commons Planned Development Rezoning, Tentative Map and Site Development Review located at Amador Valley Boulevard and Stagecoach Drive (continued from the meeting of February 6, 1989) 9. NEW OR UNFINISHED BUSINESS 9.1 Proposed Abandonment of the West Terminus of Betlen Drive (continued from the meeting of February 6, 1989) 9.2 PA 87-031 East Dublin General Plan Amendment/ Specific Plan Studies and Environmental Impact Report - Review of the Preliminary Goals, Policies and Objectives of the East Dublin General Plan Amendment Study (continued from the meeting of February 6, 1989) 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: February 21, 1989 TO: Planning Commission FROM: Planning Staff V" tfr SUBJECT: PA 88-142 Hobby Horse Learning Center - Childcare, Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to maintain existing use of one of the buildings at the Cronin School property for a daycare facility for up to 80 children APPLICANT: Joseph P. Sullivan Hobby Horse Learning Center 6901 York Drive Dublin, CA 94568 REPRESENTATIVE: Melody Ferreia Hobby Horse Learning Center 6901 York Drive Dublin, CA 94568 PROPERTY OWNER: Dublin Joint School District Attn: Stan Maleski 7471 Larkdale Avenue Dublin, CA 94568 LOCATION: Cronin Elementary School (Pod B) 6901 York Drive ASSESSOR PARCEL NUMBER: 941-201-25 PARCEL SIZE: 7.65+ acres GENERAL PLAN DESIGNATION: Public/Semi-Public Facility EXISTING ZONING AND LAND USE: R-1 (Single Family Residential) Elementary School site containing: Valley Continuation High; Montessori School and Hobby Horse Learning Center SURROUNDING LAND USE AND ZONING: North: R-1, Single-Family Residential/School South: R-1, Single-Family Residential East: R-1, Single-Family Residential West: R-1, Single-Family Residential COPIES TO: Applicant Owner ITEM NO. . f File PA 88-142 ZONING HISTORY: July 1986 - The Dublin Planning Commission approved a two-year Conditional Use Permit to operate a Montessori School in Pod A at the Cronin Elementary School for up to 144 children November 1986 - The Dublin Planning Commission approved a two-year Conditional Use Permit request for Hobby Horse Learning Center, a 80 child preschool/daycare facility in Pod B of the Cronin Elementary School. November 1986 - The Dublin Planning Commission approved a two-year Conditional Use Permit request by Family Bible Church to occupy Pod C at the Cronin School. January 1987 - The Dublin Planning Commission approved a Variance for a numerical parking requirements to allow shared parking of three spaces for the Family Bible Church (Note: The Church ceased operation with the establishment of this Pod as a continuation high school). April 1988 - The Dublin Planning Commission denied a Conditional Use Permit to establish a 60-student continuation high school in Pod C (plus two portable classrooms). However, the Dublin Joint Unified School District Board of Trustees overrode the Zoning Ordinance, thereby allowing the school to operate in Pod C beginning with the fall term, 1988. August 1988 - The Dublin Planning Commission approved a 60-day Conditional Use Permit to continue operation of the Montessori School in Pod A at the Cronin School. October 1988 - The Dublin Planning Commission approved a Conditional Use Permit to continue operation of the Fountainhead Montessori School involving a preschool, childcare and Kindergarden through 3rd grade classes for up to 144 children in Pod A at the Cronin School. APPLICABLE REGULATIONS: Section 8-26.3 of the Zoning Ordinance requires that a Conditional Use Permit be obtained from the Planning Commission for the establishment of a Community Facility, which includes daycare, nursery schools and school centers, when proposed in 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. -2- ENVIRONMENTAL REVIEW Categorically Exempt, Class 1 Section 15301 - Operation of an existing private facility involving no expansion or charge of use beyond that which currently exists. In compliance with CEQA, the Commission previously adopted a Negative Declaration with the Conditional Use Permit in 1986. No changes are proposed in the operation or use and no significant cumulative changes have occurred in the area, therefore, no further environmental action is necessary and the proposal can be considered categorically exempt. NOTIFICATION: Public Notice of the February 21, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: Hobby Horse Learning Center is requesting approval of a Conditional Use Permit to allow the continued operation of the existing childcare facility at the Cronin Elementary School site. The City originally approved this use at this site in 1986. No changes in the operation are proposed with the new requested use permit. The Applicant's use involves a childcare operation for up to a maximum of 80 children (60 children between the ages of 2 - 12 years, and up to 20 children between the ages of 12 - 24 months). A total of ten instructors and one administrator staff the facility. The use occupies Pod B at the Cronin School (8200+ square feet of floor area) plus a fenced playyard in front of the Pod. Typical hours of operation for the school are 7:00 a.m. to 6:00 p.m., with occassional evening parent meetings. Parking as well as the drop off and pick up of children attending the center will occur on-site. Minor site modifications made in 1986 by the Applicant were: 1) installation of fencing and gates to enclose the play area and 2) construction of an enclosure wall for the atrium planting area. The site contains a total of 33 parking spaces which are shared with the Montessori School (located in Pod A). A total of 29 spaces are needed for the Montessori and Hobby Horse schools (18 for Montessori, 11 for Hobby Horse). The parking lot area west of the Montessori School (Pod A) is used for the Valley Continuation School parking and contains 23 parking spaces. Staff has supported previous Conditional Use Permit applications for this type of use as being an appropriate utilization of the school district property, provided potential problems were minimized or eliminated altogether. In general, the City has not received complaints regarding the operation of the Hobby Horse Learning Center. The Applicant has requested modification or elimination of three conditions of the previous approval of Resolution 86-069 (see Attachment 5 and 6). The Applicant believed a condition (#11 of Resolution 86-069) required an enclosed garbage containment area. At the time it was imposed, the school had ceased operation and the commercial type dumpster had been removed. Staff was concerned that regular "can"/bag type service would not be adequate for this use and the condition imposed to secure a commercial type dumpster. Staff has reviewed the Applicant's materials and has determined that the means of trash containment is sufficient and the Applicant has complied with this condition. The location is within the newly created parking lot and the locked, covered bins are painted green and located close to the grass field area so they are not visible from the public street. Staff has reviewed the landscape planter condition (#15 of Resolution 86-069, Attachment 6). The planters are located within the fenced play yard and are screened from the street by grass berms. The Staff feels that given the location and use of the property, planting these would not contribute to -3- enhancement of the property appearance and would create maintenance problems. At times however, poor conditions of landscape maintenance and litter control have occured. Staff is therefore recommending that the Applicant and/or School District develop a maintenance plan to ensure healthy landscaping, and that litter is contained. Given the existing site conditions, it is recommended that the Applicant and School District work with Staff to improve the sites deteriorating landscape areas (at a minimum, include weed removal and remove and replace dead plants and add supplemental plant materials). The Applicant is also requesting that the existing 2' 6" x 3' 6" wall sign be allowed to remain. The Applicant believed this sign size was acceptable, as it was similar to one at Montessori School. Staff believes there has been some miscommunication as the sign at Montessori referred to by the Applicant was illegal and was removed. The correct size allowed for signage in this residential district is a 2 square foot wall-mounted name identification. Montessori has this type of sign and Staff has again included a condition requiring the existing sign be brought into conformance. The Dublin Police Department has verified with Staff that the Child Abuse Awareness Program has been presented, for the 1988 year. The condition requires this program to be performed annually, therefore the Applicant will need to coordinate with the Dublin Police Services for future presentations as required. Staff is recommending that the use permit be approved with a three-year time limit and up to a two-year extension by the Planning Director provided all conditions are being met and the appropriate findings can still be made. The proposed continued operation of the school has been reviewed by other agencies and conditions of approval have been included in the draft resolution. 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 regarding the Conditional Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the attached Resolution (Exhibit A) approving Conditional Use Permit application PA 88-148 ATTACHMENTS: Exhibit A: Resolution approving Conditional Use Permit for PA 88-148 Background Attachments: Attachment 1: Location Map Attachment 2: Site Plan Attachment 3: Floor Plan Attachment 4: Applicant's Information Attachment 5: Applicant's Letter Attachment 6: Resolution 86-069 -4- RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-142 HOBBY HORSE LEARNING CENTER - CHILDCARE CONDITIONAL USE PERMIT APPLICATION TO OPERATE A CHILDCARE AT THE CRONIN SCHOOL LOCATED AT 6901 YORK DRIVE WHEREAS, Joseph Sullivan and Melody Ferreira, representing Hobby Horse Learning Center, filed an application for a Conditional Use Permit to allow the continued operation of a childcare facility at the Cronin School, 6901 York Drive, Pod C; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 21, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with th eprovisions of the California Environmental Quality Act (CEQA) and has been found to be categorically exempt; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning COmmission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the proposed land use is conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not adversely affect public facilities, nor over burden public services. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: a) The continued operation establishment of an 80-child childcare facility serves the public need by providing in part, for an existing and growing need for childcare facilities. b) The use will be properly related to other land uses, transportation and service facilities in the vicinity as day time activities will be commensurate with present use of properties in the neighborhood and transportation and service facilities are in the immediate vicinity. c) The use, if permitted, under all the circumstances and conditions of this particular case will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. 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 Dublin Planning Commission does hereby conditionally approve PA 88-142 Hobby Horse Learning Center - Childcare Facility as shown by Attachments 2 and 3 subject to the following conditions: 1) The maximum number of children present at the school at any one time shall not exceed 80. The maximum number of Staff present at the school at any one time shall not exceed 11 unless otherwise approved by the Planning Direcotr, and only if commensurate adjustments to available on-site parking is provided. 2) All school activities shall be restricted to the following days and hours of operation: Monday through Friday, 7:00 a.m. to 6:00 p.m. with the exception of occasional evening meetings. -1- 3) No outside activities may take place before 8:00 a.m. 4) Only one freestanding sign may be constructed on the site. Said sign shall include the name of all uses on the site and all signage shall be subject to review and approved by the Dublin Planning Department. 5) Signage for this childcare facility shall be limited to the existing identification placed on the existing low-profile Cronin School freestanding sign and a 2 square foot wall identification sign in a design and location matching the wall sign used by Montessori School. All signage shall be subject to review and approval by the Dublin Planning Department. 6) No modification to the site or exterior portion of the structure shall be done prior to review and approval by Staff. 7) Should off-site parking be required for short-term temporary school related events (i.e., parents meetings, open house, etc.) shall not block residential driveways nor interfere with the normal flow of traffic. 8) School noise shall be controlled so as to not create a nuisance to the adjoining residential neighborhood. 9) The Applicant shall submit evidence to the Planning Director that appropriate State licenses and permits to operate a daycare center are current and valid. 10) The school operator 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. 11) Wall-mounted lighting around the perimater of the building shall be established and maintained to provide "wash" security lighting 12) The Applicant, possibly in conjunction with the property owner, shall submit a maintenance plan, and program to carry out that plan, to ensure that at a minimum the site's landscaping is weeded and healthy (including that in front of playyard fence, and in planters in front of Pod A and B), fencing maintained and on-site litter is picked up and has adequate containers (including containers in front of pod area near parking lot). Details shall be worked out with the City Staff. 13) This permit shall be valid for three (3) years, expiring on October 12, 1991. The approval for the Conditional Use Permit may be extended for up to two (2) additional years by the Planning Directdor 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 request of the extension prior to the expiration date of the permit. 14) This permit shall be revocable for cause in accordance with Section 8-40.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- 1 • rt rN • . \ .- ,i.,„• , .. ,.,,,,, ., •,, : ,,, ; , .., ;, 1 i ; - -- ; . 17 :,,....s, _ .,,,,.., . -,9 -- (s ./.. ,\• -i'y fil. ; k(il 1, •,-;/. 1 j :,---V-I-1-1 T1 Ct._;:_l' . , 13 . Li, ,„---- ,...,<-..,...,.., :,,if 4 _ ...""i ' F - - • • -4). cl. a i diefET7 . --r,_.. -,,••. •- 4-,-;- i, , 7,.x . -...-4 i I , IV &.>- li --__] r; - --,..• cIr- ... -. 4. ,,,,.....i.„--::„....k \ .7,,-,) '4..... ' . . 1 , i 71 .-- IP' 6 .• .._.... ,....' x© .... ,... , „- ipm,...- -Ait a I - i a i Juin.-a 1 1! . . •, • ‘•• f,-4; "•••,;\ ', ;.:e,.- '11. lifil vonum ea 1 * ' '. ,tow-,,„gompad aillilliliar Val ..,, ......• \ 401i at 40111111111. v, th.. , A-- — f:,"•61;f;7 sitITA .-z_1-.7 , .. p. '11:,„•e-L III., .0, .F.,... i ‘• •‘• , ,* ;"4 • ..-- 11111‘fl, # %2 .0'...ii Ai. 4,,.. ?, 04 "4 IL Cr P-, • 4 o441111% , -* 00 *- : :.44 tVIF* •4*t -' • tg. ide Lt.:wow t:;;;-. in.imtrimx. • i A4 V.,e• 446 4.04•^`'1 tl. *44*/Ite • -tA is"-:. ' - 1°.='.0/ * A.e$N%e ,Ar‘ # .4." • .9"* .;;:f• 0 low. 7 \* .A 44. 4:04 ,..., • --, ..., •, *now. 4,o . • •• 1...• .71 t-• r, „7,0 _,_ Ip•w*F/Wi :. . •. ...•• c•k...$V,V4 i 0;0" „,, rr. , - .• ....•Ai,. jok \ \,,, ' INI : */ WreilIII Atilt&/11. • 4,0. y,mi E -,- F, ?A tk-IV_ ,../..wik‘e•Ae• 041!%`'f•... 44 44'41 7 • °-#A4Pqr Vr ‘C ./° • PI1 .-.. Hobby ilom Learninj , .... .w& . Ce"lee AP1 111P-4# kfiOt York Dc t 0 mis0 2 - • •'cv ;.•:•,,7 i- ,- ------..,- i-arjuissol..- . .. ,• ..., ...N 2. ... / ...a 1 f= C N 7-- :1-• ,c F .......----........-- , 0 .:. , r •-,. `).:____.---,\ I_: --------)! !, '-- 7, -,-. .?1n -7 • - - k_ury-,I 1 ..Th • -- ' -,. Ili: "-------------:----. . ..t__ _. __-it'll-=: -) 9 ViltRI clr/ p -0 # V •: .z ...t .,..., T - . /-Nli fi ---• .-- A PART OF THE m .-- CITY OF SANTINA o ‘,..=.. ZONING MAP I• -, ;,. - it.: , s or DUBLIN THOMPSON., TI Ir. CITY or 1 ., 3 t• DUBLIN IN Cr, ,i II I I WS Attachnoot ___L___ JP** Loa- on 1.46.1) PA(62>-142 i t- ••• �sOBBYgft p s I L 6901 York Drive 11)801 San Ramon Valley Blvd. Dublin. CA 9/1568 .1 San Ramon. CA 94583 (415) 828-5709 (415) 828-7605 4,ts..4 ifr -.? \.. .f •f hip,,,,,,__ce_,, ,1:_____,_____,___,__4_____„,,, r) x 1 7 v► ° '/... �. l-,�►-� k -71-- T ,a) ilei:,0 i 7_____11 ' i \\"•,., c. o ...1(4e‘ ..-cp.„. k v 1.. x yc �t X *\/N.NA, 1 1 .r` � \ -�-x- --• - Per • ,--> n , R I - Pioy. � 2-gf 1 2_ . ... MtaclmieotZ- • Su e, VI Pal PA te• 1447/ . . . . • , , - • , ' . . .• ••, • . r • . . . ,0,.. ,, ,'• 4 e ' • . , . , „ ' , . F • ''' . . • r • . , , • . . '._. e•' • • ,., , . , o,,.. ,,., ., . , .,,.74, „, , .,,_,.,7,,4,,,.,...1„,_7; — • .—,,;:.0 7.. , .1'''.t...1, ' .'..''''.;1"' '*,..;..,.kr.—'' .,.."'..''. .'1,'-fi--.;,,,A41.,e,,,A,.--.;."',,o;..' ' ' fx" ''. , i,1,1 e,'„,, -, ;','',i-„--..,' ' .4--. -:--;"'4"r' '' '''' Isif'•:-.&.,-.,.-..,'-'.('•.',•-•:,i';',"•:-I'.•'''' ''•-•t:•:--.'...'t.,',-•:`,,,•---....;.-. 4'.•*::-.,. A s:,,: i • (.....s‘' . -...-: --- i ,.... f - 1 r' . I 1 17! • •I it" 6 PI t• I I •111 75 _Id 2. n ---i-- o K Fot) 1?) -- oS•B•‘( 3r6SE r- ei Fl t "L's\ r .,, ..,•s ru a )•• o i. I g z. - It, t — .---- , r- II J r‘ /'4 A . 11; ; 0 ! 1, 61..., ci ..._ ,lo•rsr e 4Gr ro n...:c — \Y I I I — 1 . ;a it 1 1 1 --,--.................. “T If 1 • r., I)). ,.. , 7I._L_AI . -s- / '•'7, • / N / ,/ 44 • \• // 1 ' -A1>1 1 '4.,1•:;,, :'•. ... . . ,! - i. ' 7: , 4 •Ii 1 / )° 1L . . ..CN • . . 4' A it \-1. • ) ' •i - : • -,--..,-- .. i , -,--L, ‘ ._ .„ i - _ a; ' ° s :) ( (1- .`,,s %\ ; t .‘. '' 72. I i f I I i 12 5i 21-- 31 i ° 1 I ' I t ..., • , i i - r• IL ,t i 0 4,1,_ I:71 .-- -, .0:• f li'' 01 ...,- • '—' 1 0 i t ,,- ..., ,,,, ,i_ ,-.., ...x. i 41 et•- ...0.e0 ., -4 • .1- .- '..,. ..\ • 1: ,. ,, -- . > A ,•L n.,‹. 1 , . '1/41-4.4*"..is ‘••s• . . ff • \ 7...9. 1 E r, il :*_'4, \ — • i • '' Vi. • r\\c• .• s'.• •---1.a ,1 f.5 ..3.i, • -N,,- li 4 r ;''. . • 0 •,', / / ..... •/, .,.,, .- ;\• i ' ,,,•••, __,,A \,. . .„ 1., I ,‘,.. ..,......._ - ,,....„_____. \r„.- :4 4 , \ r." le I - N •& N -''N, ., i II! I f2i I l' i...L I ---- .-- - - -- ---- _.--- L. • i-- , 1 -1 ---- --- ' 1 . -r-- - r •• • I i". A -0 0 -. ) -'.. . •. C • ::-; ! f-r.CV • !i. P' li (-• Di: r ) e. I - e. 2 6; • -•-lb...E cr., 1 i l • 1_,I 0. p;\I r. n ti . 11 T 0) 0 , -I —.p., g ; k I.-.4 C -;.' L I . :-•, • • - 1 .....t 0 - I z T-. ig • ri ;k •••e I 'A C) :3 i E - I. ,I t 7 0. } I 1 I t. \J Ai -.---- r.: ...:.... , • •. II * ' I (..- [ 1 1 . S I r. i . ; - .------• ! i ......':ft r.t p.-1'-L-u....Ls --.- 1 ---- -..--t\ . I-- - :, --*-' YriliZv. De.AVE • . .•.• .. ... . . , . . • . . cloor 1;ietn — pad $ . . • • vv)00,1 tiorse. • __- • / j .. e05' BY j' 6901 York Drive ;t 19801 San Ramon Valley Blvd. Dublin, CA 94568 San Ramon, CA 94583 (415)828-5709 (415)828-7605 t,,i,44)�1NG CFT��� November 30, 1988 Project Description Statement: The Hobby Horse Learning Center is requesting a renewal of their land use permit for a daycare center at 6901 York Drive in Dublin. The facility is housed in the former Cronin Elementary School building. The school provides care for 80 childr en from age 12 months to 6 years. The schools pen from 7:00 a.m. to 6:00 p.m_. The school has been open for one year and is licensed by State thet of California until the year 1990. There are no costs to the city and there are no construction Mans involved. We would like to remain in cur current building and continue to provide the community with quality childcare. REEIY, ED.. NOV n 0 1^;+3 g; s Y �"'" ¢ir's ; a, k x F-.. - . ( o' 1 4 k til ' .,;w n linield° ,f-47 r tatr of Lttlifu xnia Pppartmrnf of Social Sailias • Facility Number: 010210328 Effective Date: 01/16/87 • Expiration Date: 01/15/90 Total Capacity: 60 In accordance with applicable provisions of the Health California, and its rules and Safetyoa and regulations, the Department of Social Services, hereby issues f11�� ` K ,....i.trrtisr iii .: Sullivan, Joseph P. s to operate and maintain a Child Care Center Hobby Horse Learning Center of �arility f. 6901 York Road Dublin CA 94568 This License is not transferable erable and is granted solely License is for well chit u Pye the following conditions and limitations: Hours of Operation: rbrdayeFridavS 6. tO 12 30a_rn. — 6. # 16156X'f� :30 p.m. , in Unit B, Rms. 1-4. Complaints regarding services provided in this facility should be directed to: NOVDept Social Svcs, Corn Care Lic (415) ' ; t J 464-4052 v Initial n"-;;;L::1 ,•;•: Issue Date: j <� �; John W. Hagerty • Deputy Direct Her inia Vdy_.._e_..... Y or, • Sayre Licensin Community Care LicensingPr�ati Analyst Division Authorized Representative • UC 70311.8�1 pUBUC of Licensing Agency . , ',"'^•T mat d .y. qw #f� � y a " ` l x...'—.n........r.�......1?f4 � � � c ` .. x .r.3 7.4..., ts e • •.€; i• u - 4s�, rrs> 4 s Y , 4, wkil .. 4 • • . F ' At, �,,,,av ,x:f 1 (Th l , ,. iv.'1„.:,(.., 44- \_,NEI ,, .,,,,. ‘,..., 4... . cr .... in .$ ,-,..4 ___ -viirivr, C'4CIFp RN‘P . tatr of Clalifornia , apartment of otuti ertitres Facility Number: 010210453 Effective Date: 1/23/87 Total Capacity: 20 Expiration Date: 2/22/90 In accordance with applicable provisions of the Health and Safety Code of California, and its rules and regulations, the Department of Social Services, hereby issues #��t541/frit/srtarrrnir tu _ SULLIVAN, JOSEPH P. • • a1, to operate and maintain a Infant Center ai1tr of 1'ttrilit j HOBBY HORSE LEARNING C'F NTER 6901 York Drive Dublin, CA 94568 _ This License is not transferable and is granted solely upon the following conditions and limitations: Ages S months to 2 years. Hours of operation: M-F 7 AM-6 PM. '- W 'E 0C E T Complaints regarding services provided in this facility should be directed to: hLI 0 1'- 3 t DEPT SCC SVCS, CGM CARE LIC (415) 464-4052 _` ! ..n..:1 i: a{�iN: ..�Ly $ Initial Issue Date: i Fred Miller fr P-tysu� `: Deputy Director, Authorized Reprasentative Community Care Licensing Division of Licensing Agency UC?03 I1'841PUBUC • { • .. . I �� • • ( 1.OBBYNO$s 6901 York Drive 19801 Sun Rumon Volley Blvd. Dublin, CA 94568 Sun Rumon. CA 94583 (415) 828-5709 (415) 828-7605 411?,vING C--c � January 2, 1989 Dear Ms. Hof rne_ster, In response to your recent letter regarding cur application for renewal of our land use permit, Iam enclosing the following: -two sets of mailing labels for all residences within 300 feet of our property line. -an assessor's parcel map showing the site and all surrounding parcels within 300 feet. -a copy of the corresponding address list of property owners from the current history listing of toe Alameda Ce my Assessor. As per c.._ pre:. _c .s oh versati on, _ :tic..__ lice to explain the actions we have taken on Conditions itions Y, 8, 11 , and 15 of our original pewit. I believe r::_:ch oft::e confusion was due to the fact that when these Bond°t__ns were re_ rested, we had not yet taken occupancy of the building. Co nsec; .er y neither the. planning commission nor o:rsel res cc old foresee that it ml.zht not be -_' ^le to ccr:rly with s ne the r-Ae irepents. Booed on the follow_. _n __watt on, we :v .,_f lie to request reconsideration .f these c::,_d_L__ s: -Condition "11 (en-site _. oa e c ntc_._ ent) This condition gd-I wa. imposed with the belief that we would have a garbage can or d mpster nest ts the_e case. In keeping JA1/til / / `fr.• S with school district p :l:cy", we have c':r ga_bo:e Q'o at t:.e saIrLe location as the other tenants of these three _:dings. That location '4G attachment 5 n ��gOBBYk�ks. 6901 York Drive 19801 San Ramon Valley Blvd. Dublin, CA 94568 San Ramon. CA 94583 (415) 828-5709 (415)828-7605 41j?NING Ca ts, is a great distance fr r.. our bailding at the far side of the Valley High School's parking lot. 1 have attached a sketch for farther clarification. The dumpsters are located behind a chain link fence. We have the snallest container of the four, and have paid extra from the day it arrived to have a lock on it. in order to guarantee that, none of our garbage would ever be outside the container. :n order for us to build a structure around our garbage container as required by this condition, it would involve either cur being responsible for three containers that don't belong to us, or container. r_. wit a str.ct. re around it sitting next to three containers without structures. Condition 415 (Landscatirg within seven c_n crete planters in back of our b. ildir.7) : We did plant ivy in these planters, but encountered the ',mil ew_r_v problems: 1 ) There is no means of waterinz these containers. Water has tc be collected in a watering can from the drinking fountain and each container requires four t. five trips to provide enoug'h water. 2) Due to the young -e of the children in cur program, L-e;; continually pulluplants g •� s f i the ...S regal ale S C1 explanations and supervision. 3) These containers are not unattractive without plants, and they cannot be seen fro'.: the greet a.:e to the "hill-like" landscaping o..r o r l un area. Con is tion (Si4n on bu_ldin ')i We .rdor tccd this con iticn to say that we were allowed to pit up a sign the same size and in J • • gOBBYgo�s 6901 York Drive r 19801 San Ramon Valley Blvd. Dublin, CA 94568 San Ramon. GA 9458.3 (415) 828-5709 (415)828-7605 $17ING the same location as the Xontessori School next door. When we moved into this building, we went over to the Montessori School and measured their sign. Cur sign is the exact same size. The difference is that their playground is in front of, their building and consequently t:.e sign is inside their fenced play area. Cur playgro :nd is behind our building and consecuently our sign is in a recessed area attached to our building. To tie best cf our knowledge there have been no complaints from neighbors regarding our sign, and we are requesting that we be allowed to keep it as is. Condition r8 (Presentation of C:._1d „_:e ness Sergeant DiFranco came to ur school and presented this program on December 19t h. He informed me that he will send you the documentation on th.-s, and that he would also call and explain that he had cancelled on us previously and the delay was due to his schedule. Thank you for your c.:-ns_deration cr. these natters. We will be happy to c':cp erate with she planning commission in any � way we can. If farther clarification or _n_=at_on is needed, :lease feel free to contact me at the school. • Sincerely, • _- 1. : cdy Ferreira E_:ecuti ve Director 1i \ J • RESOLUTION NO. 86 - 069 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN "APPROVING PA 86-112.1 AND .2 HOBBY HORSE LEARNING CLNth1K - CHILDCARE CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS 6901 YORK DRIVE WHEREAS, Joseph P. Sullivan, on behalf of Hobby Horse Learning Center-Childcare, filed Conditional Use"Permit and"Site Development Review requests to allow the establishment of an 80-child childcare facility in one "pod" of the existing J. R. Cronin School facility with minor modifications to the exterior of the existing structure; and WHEREAS, the adopted City of Dublin Zoning Ordinance provides, in part, for the establishment of childcare facilities of seven or more children in an R-1, Single Family Residential District as a Conditional Use; and WHEREAS, the Planning Commission did hold public hearings on said applications on November 17, 1986; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declara- tion of Environmental Significance has been adopted (Planning Commission Resolution No. 86-068) for this project, as it will have no significant effect on the environment; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit and Site Development Review applications be condi- tionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services; NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds: a) The establishment of an 80-child childcare facility serves the public need by providing, in part, for an existing and growing need for childcare facilities. b) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed uses will be compatible to said land uses, and transportation and service facilities in the immediate vicinity. c) The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detri- mental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. d) The uses will not be contrary to the specific intent clauses or per- formance standards established for the district in which they are co be located. e) All provisions of Section 8-95.0 through 8-95.8 Site Development Review, of the Zoning Ordinance are complied with. -1- Attachment f) Consistent with Section 8-95.0, this project will promote orderly, attractive, and harmonious development, recognize environmental limita- • tions 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. 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, set- backs, 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. j) General project landscaping provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment. to the public. k) The project is consistent with the policies contained in the City's General Plan. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve Conditional Use Permit and Site Development Review applications PA 86-112.1 and .2, as shown by materials labeled Exhibit C and Background Attachments 2 and 3, 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 issuance of buildine or the establishment of the proposed land use activity and shall be subiect to Planning Department review and approval. 1) The maximum number of children present at the school at any one time shall not exceed 80. The maximum number of Staff present at the School at any one time shall not exceed 11 unless otherwise approved by the Planning Director, and only if commensurate adjustments to available on-site parking is provided. 2) All school activities shall be restricted between the hours of 6:30 a.m. and 6:30 p.m. Monday through Friday with the exception of occasional evening meetings. 3) No outside activities may take place before 8:00 a.m.04) Signage for this Childcare facility shall be limited to identifica- tion ced on the existing, low-profile "J. R. Cronin School" sign (in a manner matching the "shingle-sign" used for the Montessori School) and wall signage of a size and design and location matching the wall signage used by the Montesorri School. Said signage shall be subject to review and approval by the Dublin Planning Department. 5) Proposed fencing shall conform with Section 8-60.55 of the Dublin Zoning Ordinance relating to fence heights and location. 6) School noise shall be controlled so as not to create a nuisance to the adjoining residential neighborhood. -2- 7) The Applicant shall submit evidence to the Planning Director that ' appropriate State licenses and permits to operate a day-care center have been obtained. 8) The school operator shall, at the minimum of a once-a-year basis, make arrangements to have the Dublin Police Services Child Abuse Program, or an ;equivalent program, presented to the Center's Staff and the children attending the facility. • • 9) The Applicant, in conjunction with the Property Owner and other users of the School facility, shall provide for the establishment of additional on-site parking to meet the collective numerical parking requirements of the uses occupying the J. R. Cronin School facility. On-site parking requirements shall be met by applying a Joint Use Parking Scenario as provided for by • Section 8-63.14 of the Zoning Ordinance (see Condition#10). The additional on-site parking supplied shall generally reflect the parking layout design labeled Staff Parking Study - November, 1986, which locates new parking within the existing parking lot area. The layout of-the parking area established, and commensurate physical improvements necessary to establish the parking, shall be subject to review and approval by the Planning Director prior to installation. All required on-site parking shall be in place and operable prior to the establishment of the requested land use activity. 10) Prior to the establishment of the requested land use activity, an attested copy of a joint-use parking agreement contract between the parties concerned shall be recorded. Said contract shall set forth an agreement for joint use of on-site parking for the life of uses concerned, and shall be subject to review and approval by the Planning Driector and City Attorney.prior to recordation. The contract shall identify the number of parking spaces jointly required for the subject land use activities and shall detail the method applied to reduce the collective parking requirement for the site (as established by application of Section 8-63.14 of the Zoning Ordinance). 11) The Applicant, in conjunction with the Property Owner, shall work with t Planning Department and local disposal agency to establish an acceptable work schedule (establishing scope of work and timeline for completion of work) for upgrading the current means of on-site garbage containment and disposal. 12) The Applicant, in conjunction with the Property Owner, shall work with the City Engineer to establish an acceptable work schedule (establishing scope of work and time-line for completion of work) for the correction of deficiencies in the existing frontage improvements along the J. R. Cronin School facility. 13) The Applicant, in conjunction with the Property Owner, shall work with the Planning Department and the Building Inspection Department to establish an acceptable work schedule (establishing scope of work and time-line for completion of work) for the correction/removal of cracked and/or uplifted sections of on-site concrete paving considered by the City to constitute a hazard or nuisance. 14) Existing wooden benches located within the proposed fenced play area shall be repaired prior to the establishment of the proposed land use activity. lipThe Applicant shall install and maintain landscapir._ within the seven -:fisting raised concrete planter areas that are located around the perimeter of the subject structure. Planting of said landscaping shall occur within 60 days of the establishment of the proposed use activity. 16) The antenna support concurrently located on top of the roof at the north side of the subject structure shall be removed prior to the establient of the proposed land use activity. 17) Wall mounted lighting around the perimeter of the building shall be established and maintained to provide "wash" security lighting. -3- 174 • ,� ';� >;� „'> . s N��a.1� /' � ,y � � Y ��t tin t14. , 18) . .r This approval is valid until November 27,';1988 and shall be revocable' for cause in accordance with Section 8-90.3 of the Dublin Zoning "' • Ordinance. PASSED, APPROVED AND ADOPTED this 17th day of November, 1986:''• • AYES •. • Commissioners Barnes, Burnham; Hack, Petty and Raley NOES: None • • - ABSENT: None r • Planning Commission Chairperson ATTEST: • • Planning Director • • • • • • • -4- •; ' • ',.•:_l' Sara�li• rt?.fl^� �� :.\ -.•; \ L_�.' \?;gt7a Rieli Z47--C. . `_ , ;ter'",�2C_y:;l'.a{ {�'� •� • CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: February 21, 1989 TO: Planning Commission FROM: Planning Staff ,,Y SUBJECT: PA 88-148 Howard Johnson's Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to add a proposed barber/beauty shop (hair salon), gift shop, offices, temporary retail sales and auction activities within the existing hotel building. Also requested is a Conditional Use Permit to allow a dance floor within the Lord Dublin Restaurant/ Lounge area. APPLICANT/REPRESENTATIVE: Johnson & Louise Clark 6 Blackthorn Road Lafayette, CA 94549 PROPERTY OWNER: Motor Lodge Associates 6 Blackthorn Road Lafayette, CA 94549 Traverlers Income Properties 4 Orinda Way #200-A Orinda, CA 94563 LOCATION: Howard Johnson's 6680 Regional Street ASSESSOR PARCEL NUMBER: 941-1500-2-1 PARCEL SIZE: 5.61 acres GENERAL PLAN DESIGNATION: Commercial, Retail/Office DOWNTOWN SPECIFIC PLAN DESIGNATION: Zone 2: General Commercial - The Downtown Specific Plan encourages mixed use development of retail, hotel and commercial recreation uses within Zone 2. EXISTING ZONING AND LAND USE: C-1 (Retail Business District) Hotel/Restaurant/Rental Car SURROUNDING LAND USE AND ZONING: North: C-1/Bowling Alley South: Flood Control and Highway I-580 East: C-1 Restaurant and M-1 (Light Industrial) West: Flood Control and Highway I-580 COPIES TO: Applicant Owner ITEM NO. • File PA 88-148 ZONING HISTORY: S-42 and C-2418 - The Alameda County Planning Director approved a Site Development Plan and Conditional Use Permit for a 93-unit motel and restaurant (Howard Johnson Motor Lodge) and five signs - March 15, 1972. S-595X and C-3206 - In April 1977, approval was granted to add 48 units to the Motor Lodge. S-777X and C-3787 - In May 1980, an additional 22 units were approved for the Motor Lodge. S-600 - A Site Development Plan for the Willow Tree Restaurant was approved by the Alameda County Planning Director on June 23, 1977. PA 83-002 - On March 28, 1983, the Dublin City Council approved a request to rezone the subject property from Light Industrial (M-1) and Highway Frontage (H-1) to Retail Business (C-1). PA 83-011 - A Site Development Review approval was granted on May 16, 1983, to allow a 550 square foot addition and remodeling to take place at the main lobby area of the motel. PA 84-026 - On June 18, 1984, the Planning Commission approved a Conditional Use Permit and Site Development Review for a 77-unit addition to the existing motel. PA 86-081 - On September 15, 1986, the Planning Commission approved a Conditional Use Permit for a 28-foot tall freestanding sign on the rear portion of the site. On October 14, 1986, the Zoning Administrator denied without prejudice a Variance request to consider the existing freestanding sign as a directional sign. On November 3, 1986, the Planning Commission upheld the Zoning Administrator's decision denying the Variance request. On November 24, 1986, the City Council continued the Applicant's appeal. On January 22, 1987, the Applicant withdrew the appeal. PA 87-014 - On March 2, 1987, the Planning Commission approved: a Variance request, 1) to allow a freestanding sign which is not located within the middle one-third of the lot; 2) to allow the sign to exceed the maximum permitted sign area based on setback; and 3) to allow the sign to exceed maximum permitted height based upon setback; and a Conditional Use Permit for a second freestanding sign (over 20 feet tall) located at the entrance of the Howard Johnson Hotel site. PA 87-093 - On July 6, 1987 and July 20, 1987, the Planning Commission considered a Conditional Use Permit application to construct a 26 foot tall freestanding sign setback 20 feet from the rear property line (instead of constructing the sign approved under PA 86-081). On July 10, 1987, the Applicant withdrew the application. PA 87-174 - On January 18, 1988, the Dublin Planning Commission denied a Conditional Use Permit to allow a donation trailer in the parking lot of Howard Johnson's hotel site. On appeal (February 22, 1988), the City Council upheld the Commission's denial of the requested use permit as it was determined to be an inappropriate use on the site with the hotel and nearby restaurants. PA 88-042 - On June 6, 1988, the Planning Commission approved a Conditional Use Permit to expand the existing hotel use to allow a vehicle rental lot and office at the Howard Johnson Hotel. PA 87-110 - On August 17, 1987, the Planning Director approved a Site Development Review request for an additional 28 square foot wall mounted sign on the west elevation. PA 88-113 - On October 19, 1988, the Planning Director approved an Administrative Conditional Use Permit request for temporary (five consecutive days) retail souvenir sales in the Toro Conference Room. 2 APPLICABLE REGULATIONS: Section 8-48.2 Conditional Uses: C-1 District requires approval of a Conditional Use Permit for commercial recreation facilities. Section 8-60.60, 8-60.60.1 and Section 8-61.0 states that temporary uses in any District require approval of a Conditional Use Permit if for more than 60 days or not categorically exempt from environmental review. 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: Categorically Exempt, Class 1, Section 15301 Existing Facilities - minor alteration of existing private facility involving negligible or no expansion of use beyond that previously existing. NOTIFICATION: Public Notice of the February 21, 1989, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: On December 21, 1987, the City Council adopted Ordinance No. 60-87 requiring all businesses or persons conducting or holding a public dance to obtain a Dance Permit from The City Police Department. Although a police issued Dance Permit was required in Dublin prior to the City's incorporation, the adoption of the City's Ordinance caused all existing dance permits issued by the County to become null and void on January 21, 1988, the effective date of the Ordinance. In an effort to seek compliance with the City Ordinance, the Police Department provided written notification to businesses with public dancing in the City, indicating that a Police Dance Permit and a Conditional Use Permit is required for dance facilities in the City. This information was also provided to the Manager of the Lord Dublin Restaurant, located within the Howard Johnson Hotel. -3- The property owner has applied for the Conditional Use Permit request for a dance floor within the Lord Dublin Restaurant Lounge area and also requested consideration of adding a barber/beauty shop (hair salon), gift shop, offices, temporary retail sales and auction activities within the existing hotel building. The Zoning Ordinance allows consideration of temporary uses, such as retail sales and auctions, by the Zoning Administrator with approval of an Administrative Conditional Use Permit provided the duration is less than 60 days, and categorically exempt from Environmental Review. In September 1988, Staff received an inquiry into a request to have car stereo sales in the hotel conference room. However, an application was never filed. In October 1988, Staff received and approved an Administrative Conditional Use Permit application for souvenir sales in the hotel conference room. This activity was limited to the hotel room for a duration of five consecutive days. In November 1988, a one day auction was held at the hotel. No permit application was submitted and a warning notice was issued for a zoning violation. The Howard Johnson Staff, as well as the Auctioneer Company have informed Staff that these types of activities routinely occur. In fact, renting the banquet/conference rooms for these activities have been a long practice for the company. In reviewing City records and the Zoning Ordinance, Staff determined that although the zoning district (C-1, Retail Business) permits retail uses, Howard Johnsons was originally approved through a Conditional Use Permit and Site Development Review processes allowing motel, convention center, restaurant and banquet facility uses. Subsequent Conditional Use Permits were approved to allow the motel expansion and car rental operation. None of these previous use permits allowed a dance floor or retail sales or offices. The uses allowed through the use permit prevails over zoning. In September of 1988, the Applicant was advised by Staff that temporary retail sales required either Admnistrative Conditional Use Permit or Conditional Use Permit depending on duration. In December of 1988, Staff was informed that additional activities were being considered at the hotel (offices, gift shop, etc.) and advised the owner that an overall Conditional Use Permit could be applied for to consider all additional requested uses concurrently. Subsequently, the Applicant made a comprehensive Conditional Use Permit application. ANAYLSIS Dance Floor: The Applicant is requesting approval of a Conditional Use Permit to allow dancing at the Lord Dublin Restaurant & Lounge. Dancing is considered a commercial recreation use which requires approval of a Conditional Use Permit in the C-1 district. Additionally, dancing had not been included in any previous use considerations at this site. The Applicant's request concerns the dance activity only. There is no new construction (interior or exterior) proposed under this application. The dance floor contains approximately 216+ square feet of floor area and is located within the bar/lounge area. The hours of operation for the dance activity are from 9:00 p.m. - 1:00 a.m., Monday through Sunday. Adequate on-site parking is provided as the project site is located within the hotel complex (Howard Johnsons). With about 369 parking spaces available on the site, the hotel conference activities typically do not extend beyond 6:00 p.m., therefore, the use does not adversely impact the availability of on-site parking. -4- The dance activity use is consistent with the General Plan and Downtown Specific Plan land use designations. As a commercial recreation facility the use is compatible with the retail, restaurant, hotel and commerical entertainment uses (movie theater) located within the vicinity. This application has been reviewed by the Planning, Building, Engineering, Police and Fire Departments. Conditions are provided within the draft Resolution, including restrictions on hours of operation, requirements for bouncers, security guards and parking lot lighting. Additional Activities: The Applicant proposes to add several uses to the first floor area. A gift shop, hair salon, offices and temporary retail sales/auctions are proposed in existing ground floor rooms, each about 212 square feet. In general the Applicant proposes office use that would serve the hotel patrons, such as travel agents, real estate agency. In addition, temporary sales or auctions are proposed for conference room (336 square feet) and banquet room (3200 square feet). All rooms have interior hall access in addition to having exterior exposure to the on-site parking areas. Staff feels the gift shop, hair salon and office would coincide with the hotel in a supportive fashion. The temporary retail sales/auction uses, as indicated, have occurred in the past. Staff has not been aware of any complaints or problems with these activities. In general, Staff feels that these temporary uses within the conference rooms would not create any adverse impacts to on-site or nearby uses. Adequate parking exists to accommodate the temporary retail/auction uses as they would occupy the conference or banquet rooms and parking would accommodate all uses. Staff feels that the inclusion of these uses as indicated on the site plan would create an appropriate and compatible mixture of land uses. 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 Draft Resolution Exhibit A regarding Conditional Use Permit PA 88-148, or give Staff and Applicant direction and continue the matter. ACTION: Adopt Resolution approving PA 88-148 Conditional Use Permit for Howard Johnson's. ATTACHMENTS: Exhibit A: Resolution approving PA 88-148 Conditional Use Permit Exhibit B: Site Plans (3) Background Attachments: Attachment 1: Location Map Attachment 2: Applicant's Written Statement (2) Attachment 3: Applicant's Background Information Attachment 4: Ordinance No. 60-87 Attachment 5: C-1 - Retail Commercial Regulations Attachment 6: C-1 - Temporary Use Regulations -5- .01 RESOLUTION NO. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-148 HOWARD JOHNSON'S CONDITIONAL USE PERMIT TO ADD A PROPOSED BARBER/BEAUTY SHOP (HAIR SALON), GIFT SHOP, OFFICES, TEMPORARY RETAIL SALES AND AUCTION ACTIVITIES WITHIN THE EXISTING HOTEL BUILDING AND A DANCE FLOOR WITHIN THE LORD DUBLIN RESTAURANT/LOUNGE AREA. WHEREAS, Johnson Clark filed an application for a Conditional Use Permit to establish a commercial recreational facility (dance floor) and to add a proposed barber/beauty shop (hair salon), gift shop, offices, temporary retail sales and auction activities within the existing hotel building in an existing restaurant at 6680 Regional Street; and WHEREAS, the City of Dublin Zoning Ordinance requires approval of a Conditional Use Permit in the C-1 District for the operation of a commercial recreational facility (dance floor) and temporary sales; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 21, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, the Staff Report was submitted recommending approval of the Conditional Use Permit application; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission hereby finds: A. The use as proposed is required by the public need in that the use provides a recreational facility (dance floor) contributing to the diversity of recreational facilities available within the City and will provide needed supplemental services for the hotel and will fullfill a demand for temporary retail sales/ auction space. B. The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the use is located in a hotel complex in downtown Dubin near a major arterial street, the proposed peak hour uses of the dance floor can be anticipated to be during late evening hours (9:00 p.m. to 1:00 a.m.) rather than at normal peak business hours, and therefore will not conflict with existing commercial retail and restaurant uses on site and in the surrounding area. The gift shop, hair salon, offices activities will serve as supplemental suport services for the hotel patrons. Temporary retail sales will be limited within the conference/banquet room areas and not impact on-site or off-site uses. C. The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. D. The uses will not be contrary to the specific intent clauses or performance standards established for the District in which it is located, as the proposed uses will be compatible with the adjoining uses. Whit pa. -148 E. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan and Downtown Specific Plan. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-148 Howard Johson's Conditional Use Permit for a commercial recreation facility (dance floor) and to add a beauty/barber shop (hair salon), gift shop, office, temporary retail sales and auction activities within the existing building subject to the following conditions: 1. The dance floor area shall be restricted to the area as generally shown on the floor plan submitted with the application dated received on December 16, 1989 by the Dublin Planning Department (Exhibit B). 2. The permit shall be valid for a period of one (1) year (March 4, 1990). The approval period for the Conditional Use Permit may be extended two additional years (Applicant must submit a written request for the extension prior to the expiration date of the Conditional Use Permit) by the Planning Director upon the Director's determination that the Conditions of Aproval remain adequate to assure that the stated Findings will continue to be met. 3. No loudspeakers or amplified music shall be permitted outside the enclosed building. All activities associated with the proposed uses shall be conducted entirely within the subject building. 4. All activities shall be controlled so as not to create a nuisance to the surrounding businesses. 5. The Applicant shall comply with all applicable Dougherty Regional Fire Authority requirements. 6. The Applicant shall obtain a valid Dance Permit from the Dublin Police Department and shall submit to the Planning Department documentation that said permit has been obtained. 7. The Applicant shall submit to the Planning Department documentation that a Alcoholic Beverage License has been obtained from the State of California Department of Alcoholic Beverage Control. 8. The Applicant shall comply with all applicable Police Department requirements including but not limited to the following: A. At all times there is dancing occurring, there will be at least two (2) bouncers on duty. B. On Thursday, Friday, Saturday, Sunday nights and/or special events there will be at least three (3) bouncers/doormen on duty in the bar/dancing area to check I.D.'s and provide facility security. C. On Thursday, Friday, Saturday, Sunday nights and/or special events there will be at least one (1) State registered uniformed security officer providing security in front of the establishment and/or adjacent parking lots used by customers. (The number of security guards may be increased by the Police Department if necessary.) D. All bouncers, doormen and security guards, while on duty, will wear identifiable clothing displaying their names. E. Applicant recognizes his/her responsibility to comply with Alcohol Beverage Control regulations, specifically, that intoxicated persons shall not be served alcoholic beverages. F. During all business hours the establishment is open to the public, all permits and licenses shall be posted and available for viewing by the Dublin Police Department. G. All live entertainment or other amplified sound must not be audible outside the structure of the establishment. -2- H. The parking lot of the premises shall be equipped with lighting of sufficient power to illuminate and make easily discernible the appearance and conduct of all persons on or about the parking lot. I. Exterior lighting shall be of a design and placement so as not to cause glare onto adjacent properties. S. The petitioner(s) shall be responsible for maintaining free of litter the area adjacent to the premises over which he has control. K. There shall be no pool tables or coin-operated games maintained upon the premises at any time. 9. Any modifications to exterior lighting shall be subject to review and approval of the Planning Department and Police Department. 10. All uses shall be as listed, and occur, only within the rooms indicated on the Site Plan and Floor Plan, received by the Dublin Planning Department on December 16, 1988 (Exhibit B). 11. Each individual temporary sales activities shall obtain a temporary state sellers permit or resale license. (Auctions shall obtain and submit a copy of the State Auctioneers Permit). This license/ permit shall specifically state the activity, merchandise to be sold, and the Dublin location . A copy of this permit/license shall be submitted to the Dublin Planning Department a minimum of four calendar days prior to the event being held. 12. Each sales/auction event shall not exceed ten (10) consecutive days. A minimum of thirty (30) days shall lapse between events for the same user. 13. No exterior permanent signs (other than allowable window signs) shall be installed for the additional uses, shown on Exhibit B. 14. Office use shall be limited to that which is primarily oriented toward servicing the hotel patrons (i.e. travel agent, real estate office). Any other related office use shall be submitted to the Planning Director for review and approval. 15. Nothing in this permit supersedes any terms or conditions of previous Conditional Use Permit, Site Development Review, Variance applications on this site. 16. This permit shall be revocable for cause in accordance with Section 8-90.7 of the Dublin Zoning Ordinance. Noncompliance of any provisions of the above Conditions shall be cause for the initiation of hearings before the Planning Commission to determine whether cause is present to revoke this permit. PASSED, APPROVED AND ADOPTED this 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -3- • • ilx 4;ii'i 11j . ,..... 1r_ i.;) 1 • i 1 �_— .1 l : �/ . i arla I. x r —G ^l a I r li 3 ♦._ L= ii _ ( r.I I' 1 �eI jI 1 s' !i --1-1--1 -• i I i • I i- 1 _ : 1-II—. 1}1-2rr i I I i 1 = ai -`., r� ' I , , i ; ; ; ! i I , , , r . , . ; I :. 1 1 . ; I 1 1 ' . f .si f '^-!IL- ,� It � 1 1 -"I`--'..73.4. 2_pi; V. r 1— f • \ i- I L. � g! �y �•- , a - r ---..-i 7---. '' 1,.7 1--. . 1 I • . . - . _ , El : .:!.... _, _ , 1 i + _ u: ...in '• ;__-441 .--; c -'_ 1`, - CIS \ . 5 / r - . 1• I r. I b -i. 1 i . -- -- -- F 5 ` a.- I -1 • �: \i q • Cat i - - ,{ .•. S ! j'a 55 �11. 1-$$ 1 L 5'7 2 i bait IS PA - (Lib Q 4,2 if 5 . it ma c) . ti we . ... s0 s a , ti Pk . mmommong11144 tile pi, 0 I " I } iz 0 7_,' -, - J k‘i - , ' witt' `► yr otO* K g 4Z3 _ t - ,, . .. --,0 ., 3 ,t *4 .. 4416 ....... ihi a• _ 0 `j7143-"C-41 r 8 • r. . I43 Ilii -* , '` 6 - a ,� +� j � _1\ • 2 1 O- - " 24- • a 9; 3=6," , 3ti" 11 1 4 I I 1 gg-48 --- tom. �J 11E :CEIY. I; A CD- 0 414/7154WAj DEC 16 1988 i - DUBLIN PLANNING II r v/T-�ciA.//,uk/Rc15 �. I -`s/1,g0VG CelL/^/6g:.4g-tre n _ 1 j r 111 L + rP 1 i ` (iiDr j1F ✓ 4,i -:11 I } I b11 N85 ; .`• =,0..! 1+l ,KR Si _ A,-It... ; I O i. - , I// ter. 'is 1 . a:— L._i L'1.• ••,,v. 1 ;I lt- �.. `.xC�. yiw Y: I,�7 "i •% V .�TIP5U1 a I I 1 ,+ -I ti... ri, ' . 2.I'-e,.21 t - I12.; 01 1 1.1sI 1 ll), ,ve.srpN6 MUM ' t3 ( I I .ih }-1) } Ii 1 t ,2 - 1 iI '_ f� 1�.:.,', - 1 ,,�-<� S • I I �� aj T 1. 1 I' r 101 I }• ffv o 11 I I I . uNrf A • N I ___il= n1 1 ' -1 - --_-_-- ----- —E--+ y_. its 1 1 1 I •1 I 1. 1 10� lot •. .... --- -- - -.I - - 1 •lob o _ I - UNIT a• I I N I i R H . I H .• 1 - - 1 — -�+- -- I' 1 .1 I ; 1 1 , I 11 10� 1 IOle 41- , .I I UNIT A_ - _i ;I% ✓2 I i I I - I [ 1 • I II___ `* - -- - - - - - -- =s--i-- I ; r I -1 -1- , i Ian _ _ - ° ! 1 1 1i N 1 , , 1 I i. • i ) i a- I 11 , 1 1 �g.l(tg I D. Cs • )L-t IO1 DEC 1619 102. :1_ 1 ' 1 I DUBUN PIANNFNG (_ i c. i 1 1 N 1 O 1 I ez W i.__._.._ . = 1i_. . ! 1 r I � - 1 1 ?1.nfds ryi' si •xcx. a.<q r4I ` !A'em"r4A{ - i i l3 ea- t`o.z '. �N �R�. �rrwr� A 1\-. 1' r�t r> �4\ <ifli�i1f-A ' 3 11II A I . ;:_• •;• ('; 11 _ ,�I SEE SIIf.ET "IA /•'N 1 4'7° 1y A. I b g-v .`;�, (-I11111 1 i AB %Slit:a, 0 0. ‘\7A' 1.9 g i r.0-4 IP‘.4) 1 iiiiis ifAs -ITC 1 Z.:tit or- 7-- im 'ft Ir" ..• --Li pp— El ( 10, ,_ . .' .,' Qi. 10111,.. „, 4.r.al r•:= W. � a�* _,, r, . -- - ,N . ,i, / T . . 41t4%%Issio‘ 0., i , *- lriklitair-210\s_i\---- ij -0*,,,-----7,,,:i ',i; Ow ,,..,,\-0 ,0$ .“100.,• - , i Ili v ik--7- • c o� f n $ 1" !1 \ non ,oi. i = =G NS= 1 I' i to n: n "c ... ice• -'L 1 D; ..l ,; it ;t/1 1 I ,Any tn? ,rt%nri Ii • '7Z(*) xg6 _ z_ 1r " ��• �N to _= '',,` ''ff i v • ,'/)/ CEO yl z / _1 -c '\ .90 to _ tie ili • :::......,-_-_-_---:_-_-_:-:.,. \ \ \ ....1 ' \ten to -', ` , \o\ C "`-7,-.1:, \ IA', \r....__-411iftim 0 \ ,,,,,„ 1 cil ‘ t ' ', lir ' 7..........( .il.....\ \ ' \;\ '' ... "" 9 ril\ i SITE PAbb- 148 \ , ,.,.. i.: c 06L0 Rey►owk. sr %; \.,,\•,,;;i,..,.%\ • ..--;",.'.,„"4i. ward 3-41r KIS• 3 1 t .+•.•• i N -, 1 N Vie;• 74 ••••^ •^•, A PART OF THE * .Y CITY of �", SANTINA . ,�, ZONING MAP n nuaCiN I THOMPSON 19G THE CITY Of DUBLIN IY F m 7 ^:�, ITC f.J._ f,11..,N., _...._-. Lo a+;on 'Man 11110* ,R yn .tc�'y. £,�"'t •° ¢ t r_ "sv e .hsi,x = r � ^r� < yam.� -47:Yr* P+ r x ri f• : DANCE PERMIT We at the Lord Dublin Howard Johnson would like to provide musical entertainment in the Lounge to our guests and to the general public. Our scheduling of entertainment, such as live bands or disc jockeys, may be intermitent and varied but will usually occur between 9:00pm and 1 :00am, Tuesday through Saturday. Dancing in the lounge would occur within a designated dance area which meets and excedes the specificat- ions set forth in ordinance 60-87 (please see attached diagram). We request the issuance of a conditional use permit so that we may obtain a Dance Permit and be, therefor, in compliance with ordinance 60-87, the ordinance for the regulation of public dances. Thank you)/ Bert Harvey Manager Lord Dublin Restaurant/Lounge 12/16/88 gg-t4� RECEIY D DEC 161988 1►4lY a it DUBLIN PLANNING .. r �sri^c. t ,.,r*x t-'p.,,..a +.fi,.w`x1�7 �'" ,c '; v .a+,"' a^5``",:S4a�t .,^tsr ,'z�},a-s+,�"u-n;- ;,-' - at`.�„�4 ":? A k. i`...J- ,�+w ,� �+.-.a4'!'�°" """.a.�[�' -� +'Au-. 'y � F E„ ,-v.., � r, ,r• _ � ,,. ..•-'"t.tr • -.,3;. 4,} �t ''t� t2,.• '4€,t R,., ,ems L a+ ' t+.. - n 7.. 1 wr• � t .. s t. .- 't; :ti.R�, �ga�°'.4,4+'„ :,-.t�ter..,•; '.:� "` + •r � `"x ..� v `'#d�f t.. , r,,.� „� �4,. '�. a,*+� ... J a Y_ ri� .�y. vaFta ,saK 4, " < t r % 'y'$ir �'� 4r 'a @" ti 3 '«a i" t .i 4 y��`_�"+r w�.` ' t..,,.8`. �• `i.S �3��� ;• +N � K! `s t ,�Tip 1 '^c + L �' ,t ?•' J. °5f '''"a o ''�5ti + ! S y"4.: a ya 's' r...o,;�a�r .�'.. 'ir r•��i t' �tt �4'+'�`� a -� i� iaK'"';a"��"�..,7'��'+a�B'a ` -: 'tomAi..**, S,° '}« r? ,, ,_ ;. r 4 s ,, ak,4 ,,4. v f- `,,a ,.- 4 t. « A .-4�y K 'N`� ,1 ..s w 1, j'+ ,, !r .s.7fx1 „z4 1 d"« a 1,4==.' t .F r Y,,,,,- 3; ' ?- u1 1k— "T r r� .N <<, .,x4--s} .�"{ *'j.«2 r _ s�.JXs'��� µ � ,�-�."Y ,�.i.t i �`�,� -s o,+s.-RA I r',,,p - �#y�.�r „^ « t� �� a .. ..e ,,ii ! ♦ r .. #z-- prE ,..i ,ca ll 3 K„;1 ,' HL 5. Sir v �-- R1 ir' r`# ,t 4�v �Ra,,.`fin✓ ' . r rat r:r i fsn����r- #4 c tcw :„."#¢"+c .v4,1 • .p 'i t , q;t4-T n 1t '7 g • r 'x - J'az „*' •.'r • I hereby certify that title to Howard Johnson Hotel continues to be in the name of Motor Lodge Associates, a general partnership 50% owned by Dublin Land Company and 50% owned by Johnson and Louise H. Clark as general partners. The Howard Johnson Hotel prides itself in being a full service hotel. To this end, we need to convert four guest rooms into: a small gift shop, a beauty salon and two small service related offices such as real estate or travel agents' offices. There will be no external alterations. These offer direct service to our hotel guests primarily but could attract outside customers. None of the above uses has a large traffic volume. We presently have a surplus of parking spaces. In addition, we want to legitimize our Lounge dance floor that has existed for over ten years. This is presently used by a disk jockey. The dance floor is small and seldom has more than eight couples. We also want a Use Permit to allow in our meeting rooms outside sales, such as Oakland A's memorabilia, baseball cards or antique auctions without the necessity for our customers to apply individually for permits. By saving them time and money, we can insure that they will not be lost to the many new htoels in Pleasanton, and that some of the sales tax will revert to the City of Dublin. The typical customer puts on a sale for one day on the weekend. We have never had a sale for more than 10 days as we can not tie up our meeting arooms longer than that. We need them for community gatherings such as the Dublin Chamber of Commerce and local companies. Competition with the Pleasanton hotels is intense. We would like to compete on an equal basis. Thank you for your consideration of the above items. i Johnson Clark, Partner Lord Dublin Howard Johnson Hotel $g December 12, 1988 C ' 1 y D DU NAG AmImu ,. ..-,.7.•• -•'.....'"i-it,..:`,•'1f.2-,..,-;.;_' : -. - . - 2,:i:-.1.• -... ,. ..--- - • - ‘, • .• • _ __ ' a,.'_ !*sue "41-'''b (� x r,,. '' t b ixw :• -...,,_ _ r _ i s'� y .i. r uV_w r..1a Y3r .,y l ''{+x 11, ,r _� y:a' e. ;s s ..: � �.� .'yM�•y:'} � A �t Y ..IY v t i � e F• c "�i.r � + �.� ^•.• xi s..+•..1; t,,,t r..R td .).E + + e J.-1.-.,'SA r + *tS k.l r9 Alf f i •f ,'A a' * ,.s,. x` '�%� .Y rw, F.Fr f + ° #i�i 4f ,3• r "'•../c 1 r r F� s s �. r r[ � r'�: '�^w i _`1 t� r�s 1 �°` f `s ! � w".� Y e '' 3,,,-••�:a� '. -•t 1, X 1.„y w�' �'N v 4�9. ,. l•' s t e7' "R1, ,,� f ,, Y'1 `:"-" aY f Cf %.,, t: ?!4 f �i $ ?S �✓.,� ty I Y 1. Y f } t �p S t bSyi1 3t. tiJ Y d'Y lid. pr f z,, "c .n,s, ., A... JfOxy ;? • f r" ♦r, +s# } , I. '.d �4 a f 9 i' ` €z: ,r ti x,.- 'fib; x . , r f. # -� e n`a' •,',1, +;..,✓ i. 3 . 5 1 , • # ? y --r? r4 ,, 4� :i r• r f ..`:�---;:"F.J- r `;: !T.•} .'' . y s " »�: ta5 ` r r. ram. i f p,aa 1' • 4.ts r 4 « f f . x ,ssr< , r .1- 1 h YS C „� � r 7 -# f i 4 L._�.! x r�;,!n t;Yp6 £ i t i :f 11 / F '� b � 1 % .y •62:t Z i ., r R s 'CA , 'f' 3,ia :.Y y A. £,:i,i'•, x r'• 34 "r'r 4 s :'Y t, 3t f.50'''' .'1% ''6. _ ' j,,., ,t, 'Jf 11`f k 4 •7 'i'' + •+j .4.444 's'�x•,'' as°r :'f° t,,- , , 7 e•i s , •€ i a f K•• f 4 , d rw t c ,. . y rR . a r T rie,: e. I ,/�w.,.r],� } a x'l it ry , 4 •. «'°F,' I v y� [k �� j dY �4 ' .. i* r4'f �,.4y� .ram 'y �Rf' f 3/' *- r�t°1 7' - _ v r �x" '" i', 3t h; -... 4r. ;.,,,e 3.• -4-44. fJx:N"Y °F'r 4 * �y L, .,,t./ s .....,.c, y; r C4K _ 4 1 f x'" '{ ' ru3 ;Ar .tom j f" '�` "k&3 ait�C° 1G xut�isarr .. , . ,a t :s wJ a. r 2 r. -k s' Yi _ ?. _ x. r.a ::?_.,. r • ,, III. GENERAL DATA REQUIRED . __ / .5. , A. Address or Location of Property: t .5Q ,e97o a 1 . frvuzii4• B. Assessor Parcel Numbers) : 9.0- 45G0-,2)-.-/ C. Site area: .3. '( 2cres D. Present/Z/cning: C- / E. Existing Use of Property: �pG,ra.-� .Jo//15m� Ito / F. Zoning and Existing Use Of Surrounding Property: Zone Existing Uses - North: C / : 7) ' .., Bmw/ - South: .SAD ,re&Ja/ ' (hi - East: C — : i So✓cce, iJelc:house_ tWi(IopS /cs/ r7 - West: leej { p : ' 11 G. Detailed Description of Proposed Use of Property:Z"( ,),, (f5e ///_5"-e?�lce l,/e( ' o d- � .Th14l/e ce5' ///ICE 74e/4 ees ra i aiut 44--ti /(2 ,-,14.i71" o _Acid 5a/zs sCch ez-5-� a-4747cio a-cif04 6� et, ( , �. � .= (Continue cn separate shot if necessary) iv. TYPE OF APPLICATION Check type of planning permit(s) being requested: ❑ Administrative Conditional Use Permit 0 Rezoning ❑ Boundary Adjustment 0 Sign 24- Conditional Use Permit 0 Site Development Review ❑ General Plan Amendment ❑ Subdivision Mao ❑ Planned Development 0 Variance ❑ Other: v. SUBMITTAL REQUIREMENTS A. Planned Development: (See Planned Development Rezoning Submittal Requirements) ) B. Subdivision Map: (See Subdivision Map Submittal Recui_e ents) C. Any Other Planning Permit: (See C-me al Submittal Recuirements) VI. PROCESSING (Se`Planning Application Cover Letter) VIT. REFERENCE PHONE NUMBERS most questions related to the Planning Application should be directed to the Dublin Planning Department, however, some concerns might be addressed directly by another appropriate department or agency: 1. City of Dublin: 2. Dublin San Ramon Services District: Building Inspection: (415) 829-0'822 Fire: (415) 829-2333 Engineering: (415) 829-4916 Water, Sewer, Garbage: (415) 828-0515 Planning: (415) 829-4916 Police: (415) 829-0566Attachment 3 3. Zone 7 - Alameda County Flo.- Control: (415) 443-9300 f d / u -L l Morn-F N p s , „,. ' i.l•fiv.•.ii.'4....'. ( ,'.,, , , - •"" . • . • :: : - - :- r , ,t w s�: rtt S r' cBrorax est,V.-J f Ir ' {^ i • r / { 3 S ,r7; s;,, I -, Y• W✓ . '"> i :l ; r r ' '• 490 -; S 4,# ; t `" ` . f' t r . , t -! ; , � z,r � a. r 7 - "j4 -'"�• „ i �ix '` " s ' • , ar" a " t y..p vs f• • v- : w } f i. s f . ,, h� 3 1 ` ,.,t s,y Ys4„. i T.'` -.. atr - � 4 $ f = - r 2 � • s XL y C -...4.. ..,v,.e -.• :,.,w.f?'.-.,,,-w,„ ,, .$,, .-2...u...yamH'., t v-Ii1. i 4-terrx_L.,4 'J % '"., .. ,•'-:`, +. �..! -..-._ .' — (CITY OF DUBLIN-, . PA No, • ENVIRONMENTAL ASSESSMENT FORM, 14TER1M (Pursuant to Public Resources Code Section 21000 et sec.) The State CEQA (California Environmental Quality Act) Guidelines require the City to take an active role in preparing environ- mental documents. This comprehensive Environmental Assessment Form is designed to assist the City in preparing a complete and accurate environmental assessment in a timely manner and in conformance with the State CEQA Guidelines. The form has three sections : General Data, Exemption, and Initial Study. The applicant is requested to complete Section 1, General Data. The Planning Staff will prepare either Section 2, Exemption, or Section 3, Initial Study. Please type or print legibly in ink. . SECTION 1. GENERAL DATA - - to be completed by the APPLICANT 1 . Name (if any) and address of project: yt.,„ d ,)p`j,)Sv, #o/e 2. Proposed use of property: .eQ,r/�,/ .s �,, (�o ff Shod .�iv //o4rec , da.�tce.neo/ / 4e7 i ni 5 A/ ev71s1v • 3. Name, address, and telephone of Applicant: JOA/1 o/t (l;f'K_Zr'At 7-Ze e /:13.. �80/2ea7�,7t5 7)/1/4 ��`. 77Z-0 0i,e 4":3/7 -4. Name, address, and telepho a of contact.person 2 in addition to applicant or ❑ instead of applicant: U - ei Tk f 5 -74_// e./ 5. Attached plans are preliminary or2iFully developed. Croa.;I , cor 6. Building area: .4/i G VS sq.ft. . 7. Site area: ✓/Ifac/z$ acres. E. Current zoning: CI 9. Maximum Building Height Oft. or Eli stories. 10. Describe amount of doily traffic generated by number, type and time of day: 6'0 tags e�",. .i 7CJLc �;i d 7 /1 1 i . Number of oFf-street parking spaces provided:36g 12. Number of loading facilities provided: e/ie "RE ;CE1 , , - DEC 1 b 1988 DUBUN PLANNING yia J £ a, fis . t- '', .t a a rJ :tee Lf ty 4.r3t� l� q -1 3 ^ �Ai }.� r'� ; . • aY -- _��•�..�i rj ,A z '$'*5 � may y�t I� 4• •;- g r ,t.' ]• L y ..lLa A;.y ,'�-r,e 4-' ,;„ �1 .. ' ✓ t•L.p. .471# is ,'f '44..!,: 4 :i'O.'i,3'E; 4.. Y&/ fir T ,i sa K,; S ...ywy 4 �' '#• ..t- i` p�5 e, l .. .1, 4 i4t�" V44 .�jA4 '1;'�_'' V .,or,, ,0 r'x4q,r,1 la " r `} •,, eft ''0/ r;' •- .�{ ' . V'4r, t % `X �. g A + <, 1 r Y 4t.:,rr5- r - •r xw•i "4,4 f• " ' ,y'•� 1. y x, a e ▪c 1e- ''. 1,4 4 t▪' • . .fi r 4 r• : -, ~ 4,: .}S� s t,r „ /q r .. ..44 a� a v t�•. 4.1,,. t ± F o *AA. � . < ne A t. { r r �..744-t • t � -.f� r. ♦ i'�4 fi d} rd'--.fs "'$'d a:l T % ,. "r' i 6 { '�c ,,r "'" t ':�;r - i 1 e^r rr „: k= ,.); _.bt 141,' S"`,, 4 X {r rF '5 r`*'-,* 'vrr + "" Iyr"4 '' r" :� k • ' trr^^, t .: Y �r '-'4,1"'' ri "r '4, t�! .4 r• ..'�. r :r•445,Zy f r -'� F. 7 i 4 c s Z 0 it s - r '` r r l.,-. aat sr<.'.r ..44 4 t .1 3 N.,, r. � 't :. ''.3.` .44. {p - %b4'. . i2,3et gp C„•C a L�, 4x i,r.,r a.;Y x- �,en a • p�4,•4'i' a ':1,4—,-" ' t'+fr r `as,, { a x fi a + :�! f r .s 64 4",01.t v nt,4*-c ,j.� p • A, Y,i"•e:4 rt- Ci r i, , it r r3a. 1, +rzz.p2 ° r, ,.r '^' . #,'o •s z.,'^' R t 't. v k ' 'T�; «,7,:r ' 3" r._',C yk i y� d �7 z i 1f a" y 1��+ �'+ ,. 3 t -x. �a fv� r� r .�y -:' ��X .-+� r yy t`// y -/ E .f 4;;'_.e r i-� .'_d-11 y 3 .r'r rJ' v`--"7le,-':- r-': r t r*- u -•+b - .� �� y�� 4f"..k �J.4 �7+�,�J , ,i�fir '7$ - 4n$„ `b �r ,s+ .d"` 1f',�r a .:"-,a ,�.b.s �m f F a r �y� 'S " A"�sr�.,+e ;::'�'t ' �.F.r7` �, ''.a.ar::_;v. .:ts�_.R� .. E t ?:. ; .�.�. �x sr.�o'<€`v':a:i:`r*_. .,... ..� `,F .-.�-,.u.x...�`�,.:X..� Xt ,,as'�f ,y�".. .;� ,,,! ?�, "'�'s.•- I 4 13. Proposed development schedule: beginning:12fi74 (completion: 14.a. IF residential: number of new units ; number of existing units ;number of new bedrooms ; unit sizes ;range of D sale prices or ❑rents ; type of dwelling CI single family❑ duplex multiple. • 14.b. IF commercial: scope of project❑ neighborhood, ❑ city, ® regional ! sales area of 1i/n D sq.ft. or❑ acre;• estimated employment per shift ; hours of operation • 14.c. IF industrial: materials involved ;• estimated employment per shift hours of operation • • 14.d. If institutional: major function ; estimated employment per shift estimated occupancy ;hours of operation • 15. Describe City permits required: Q Site Developwe d- K.evievv; 0 Vct+riaf.c.e; 0 Actmivtis rck.i ive Car cti1iovva Use. f'. .rmifi; 0 r..Glass caf icA(re wr i ) ; LiPlav+vIe.. Pe.velopmevrt; 8 Ccve itiov'a.! Use_f its it; 0 Sigv' G�I�; CI 0-Hner . 16. Describe other • public approvals required: 0 unknown;El local ccercies;❑ regional agencies;Elstate agencies; D federal agencies; for • • CERTIFICATION I hereby certify that the information submitted is true and correct to the best of my knowledge ' thefindings belief. I understand that tn.. of this Environmental Assessment apply only to the project as described above. • ___ Date: Oec_/ j /9 • Signature: Jr:�-t_ Name (print or type): JO/i�i5 �,/--�Pic' y �� / . i. i. g.. V ,a i, 'nr�. -,0-� �•„ .f, '" r .y,- 'ate 7 yr ' t ij i t .7 H. / :p.- - 'G.�,T S -r.,.;a'and t , '/` �r 4. a t ,�,• " n " s 1 rsr d "'r,, ,,•.. at ' p# b 4 s4 w z "a�'r-p r^f.i't,` `� ` y �^r . .� F T .�t.v v .+4 S f -"�`aCS 4 � .'{'J'�.1.,�,/�'..,w- "'7s"'fri• ,� i ,r�,i{�, ,'-'t7 a r S ry ;� f•S r ', tst ip4„7,'� . � .- '}s.fter',4_{ ', !s. - `.� r4 . '�i 41, M? •.....**.-- r.. f "�-+ t§a, r�r j'''w r" s3 A -�yN� "/dw a,1' r , .1414,-` v.S f^ +t /sr, e 1y !? -^tr' E ,� t / 7'.'C•: .t Yr l' ,p 4 { , + ` si ar sw .3- ^i ...0l'>: s,yr' ,! ♦v§f 13 ��°?,r a:.,Y+ i i w + .fv 'j;"� �.�,b.�r �,, ,�- 3-� Sr fsc r' a� F ,/'W rf i7 tr a }, �}-'",°tW L-ti •5'e�''A rt!`y ' -riYwi .+ '� s +ir -i 4. - , +s` '� "' �,Fr'� b�'; i- 3.x� ,r.'�, f 'x` r�• aY` �;,i 'a t t ''4 v ¢ ^ ...y .J f r }s}.,.t. p t Y'Sr 1'jty'���5�.+:T'.f q�rf A t j . >. �' �' r .C�r' 4 ',.4,E'K'-i' f#4,1 T ^(J li '.Ya J ,v�.?r t'Sir'S 'We t.'1 • �tt ' y, a. 1 .� T j i'y wy<.t� r �.,Rp�!'y,. s•* I. 'r+.1' �. `,i /+F i T -', / 'h � � - #N ' r 1'' .+d'` t_f f�Iry f, r f a a rt ' i ,y + a fi:-, ', 'b1" y".-..." s i s. �'kjyg } ',, re ,04" { f r t.. ��7. '� 3 � ���...' 7 -�•'� ¢{ � i N .is-, 1 .i .k �/'•� '� F �:�s ;Q �, .R� .�°� f ' ram' 4 .a t f ,',�*` ., j4' ,*Y ,_,, > i ' K r T:•,..,,—: ,y� ,• rt C 'f'4' w ''?nM`. It ii.:'. i 4Y; -+ 4 , '% r . i x i j< Mf '% r s Sys 3 aM g":.V1yt z • f r ?`.w:" .4'3.sx ,'-,, { y ijz : 'Ail:: - t • r 3',`1.A'1 'j, 'A'.Y,/:t -t J.tf M1 r l..ti', TQ �7 'y r r ,-:� / v ,t . - y .1 r r+EF ,. t--r '€4 .„%,,, ',iri;,°ti sI nfi N ,x"«-1) z,44 -4,-;:k-+, .:. :5„,,,x,6rt,., f ,,- , v: 4! . i:,:,t ? ?4. � E ii. 7,! g .-Y4.�gaay . 5-', Pr'_ w .,Yg`4 CITY OF DUBLIN - ' /- -.5 5 j PROCESSING FEE AGREEMENT FORM Agreement for Payment of Fees for Application Processing FOR CITY USE ONLY: Planning Application No. (PA #) : Issue Date: Applicant: -- Copies: Finance Dept. Address of Project: Finance Control No.: TO BE COMPLETED BY APPLICANT: TO: City of Dublin Phone: (415) 829-4916 Planning Department 6500 Dublin Boulevard, Suite D • ' Dublin, CA 94568 / Project Descri• ion: C/IC- �r ,r O ', e e iee(LT� ts407, / Q�h ioe S bait o r ice i - , - ' , -fi q "i'e- uov! /die phi/ra__ b45-e•. I - (ins rt name of Applicant) agrees to pay all personnel and related direct, indirect, and overhead costs for review and processing necessary for the subject project, even if the application is withdrawn or not approved. Applicant agrees to make a deposit(s) to be applied toward the above costs, in an amount and at such time as requested by the Planning Director. Applicant further agrees that no Certificate of Occupancy will be issued for the project until all costs are paid. Invoices are due and payable within 30 days. Interest will accrue on all costs unpaid 30 days after billing at the maxim= legal rate and the City is entitled to recover it's costs, including attorney's fees, in collecting unpaid accounts. Applicant agrees to hold City harmless for all costs and expenses, including attorney fees, incurred by City or held to be the liability of City in • connection with City's defense of its actions in any proceeding brought in any State or Federal court challenging the City's actions with respect to the • Applicant's project. Name:J4{{, y„ a_.4, 1.-/Lj07o,-- e /T7-,,c Telephone: .��77 C Address: ridli) /3e67i /.5-7` l/c46///i 57��6� (No. & Stre'et) (City & State) (Zip) Signature of Applicant or Authorized Agent: , ))s.,� (Print Name and Title) : MtiCTo (,4,4/Q/� CITY OF DUBLIN BrCEiv ED BY: DEC 161986 (Staff Member) DUBLIN PLANNING _ F. r 1 1 Ft,, {1 4 I! J 'f.+t ty ',,,'1 G3' / 1.4 ,, ',/ ,p7 f.i ?Y , e t9z+ ''L!' I /• ry?,;.•• � •/, r•/. Yes .''` T l3 �"� ( b Zr fr', 4;�' a,,-V/"'. !4 • H'i�f` jr ! ?�h' `.e `yp'i r Frl r*/l/ii. / of ,.,ref 1f fr.r' 'd*r41 h,3^p"'+.ur ./. P, x.ut" `"04,, L,y'r / >f y �f ! +" Ic /p wf f r R , s i«r Cyf� �t 'f , f t 44elfi�,,Y fM j,q,'�•°f d,>, ,,p, 'F1 • e r�„: x i"? rig / k' ,7 < u i+ � e;J � � ✓ � r• �.jlrzq c f i � Jar +• ✓f< • '�J rs y� ps p#Y x r. o � ''-.�rf •!+ t14 l�yw7, Ih ,p �dt �sd - y ,rrr✓x� z' t fr F'r p r r r • f F . J•.r t{ t. 4,,.. .�Jd 1� , yam•• �ry' 4 1F!T y,,,,V i/r-4A..tf/!A�+!'1r f 4�:1 2 X x, r r � fr ,Cr,E4y"•�� att.K+ .1 y XJ .� 7 r r o r i ,J} p r y+,, I fyY..pj4 lF7 4,. M,..7,,•,,p� .� r r dr 9.Y'I ,;„.0�.s-> �` w k'S r ,'4 tk-pi„ r,. r,..' f:'1, :'''..: t f i s+a x r r x!'.I�x�f+-rsl y>+%t7,iY I'+a 'tf t `1+.-.� i r{¢r j/ j .p if' e, l7 y x f ( i r l f r j n 1 re e r t { ! Y rs ¢ r /rf + 1,A1-Tl♦7 f r rye$ {, " I �. 1 j rS7" '..T ., YlG f . j• i�re� f ea l,, Jr /'I n y Jr f :,ijq,�. r 1 ,yE7 ? yti J.",s-r['f.. eli d'>A'0, �""L4' i`^;f'k a n,)ti Z1iP r1}f� 4 V J4 .�' � � Ii., J4lY..rl, -y `, i rY, !C' • r ORDINANCE NO. 60 -87 AN ORDINANCE OF THE CITY OF DUBLIN REGULATING -- PUBLIC DANCES The City Council of the City of Dublin does ordain as follows: Section 1: DEFINITIONS. (a) "Public Dance" means a gathering of persons in or upon any premises open to the public when the main or incidental purpose for such gathering is dancing. (b) "Person" is any person, firm, partnership, association, corporation, company, or organization of any kind. ' Section 2: PERMIT REQUIRED. It is unlawful for any person to hold, conduct or allow a public dance on premises open to the public without first having obtained a permit as required herein. Permit fees therefor shall be in the amount established by Resolution. Section 3: EXCEPTIONS. No permit shall be required for: (a) Dances held by bona fide tax exempt patriotic, religious, service organizations or fraternal ' associations or organizations (other than college fraternities and sororities) or held in connection with authorized school activities or held by senior citizens' groups. Section 4: FLOOR SPACE. No permit shall be issued for the conduct of any public dance at any establishment having less than 120 square feet of dance floor set aside for dancing, or;having a dance floor within 4-1/2 feet of any counter or bar, or stools in connection therewith. Section 5: APPLICATION. The application for a dance permit shall contain the following information: (a) The name and residence of the applicant or applicants, owner and lessee, if any. If any applicant is a partnership, the names and residences of the partners. If any applicant is an association, the names and residences of the officers; and if any applicant is a corporation, the names and residences of the officers and directors. Attachment 4- ... yy t Y,if $ ,�� r n i n /a s ;fly a� f +f i, Q isy .- .0 . , r y ', , 7y y'f r fy. 75r, �, Z„.'1 t ,,., a t<ti (j ir?, rr y f p2,,4 bj ,'t,. /. '' dam( i w�},r '�' ;a i t � S a r r, P < .. irria� i �r )i �`*x'�� Jj is 1,1i P-'5 e. Ct �l,,.,�1r41 Wyh d ' {' f;4i fir'�r`" a I �`5 °},« ' fi` ` ,,;( ,,, g"R Sys gi iik 4ilo r4, .�J'�y y.. ; i ^"F`�,r". ;•' i ! t, ro�T f �Y y ,1fyr.'tri~�y�wcs ,,.3,� '",R�'"^'1'fz,F "'b` .�*7 y f iqy e 4 y ,`p%y„8'z P .f "}�`,.��q�'I',r �.G,/ ,try a�� s�M irr K {� �� rrq<�d1v"� ,�✓ f Vw3�yi44.'.S 11' - • .. P .4,' Y'£�VA-; l ' / %no, T <' ' 4 +`I,L Pdf 9;f�`�' r1 z.;(r j l ��t,3� ,, l .n ♦ 4 _ 4 ty'•Z,u r5�� n-r r Y -J..ro i �8' r: T .• s its r,� r v ups" ,3' Keciti t`r''''rr +,k,'f �( k`'';" e . Ai-7,.e.." i''j �t/ ��r �f#rt . Ye*". 4��s i c' 1:0r i� '` < �iik , 1 a�` ,,.E 4'" r. h ; pr' �� t x r <is �"M d d • {ram v ri � 1 >'� i " r �� A i r! r ''Y t. A:' i; r, *✓ !r r1 -A "'.T. r'7.' rf e'' , f _ ( j l f "7.' y. ^qY l,}A! 05 .*47 6 , flAil.7b%K`.'l 9„.1, .fr 0"3f. Jam'/ '*' '.9 ,i. .:er a ? f , t R ' '5'f1 4f 5,�r? r +'w,t•(. , 41 '� f ,+^,r;;. ,Z"{r. ,re;'• .x V fir, S �'k•;try. 7 4. (a) He subsequently determines that facts exist which, under the provisions of Section 7, would have required denial of the permit at the time of application; or (b) Subsequent occurrences create a situation which, under the provisions of Section 7, would have required denial of the permit had the situation existed at the time of application. Notice of revocation of the permit'.shall be given in writing to the permittee by the Chief of Police. The permittee shall cease all operations under the permit within ninty-six (96) hours of delivery of said notice, unless a notice of appeal is filed pursuant to the provisions of Section 10. Section 9: POWERS OF CHIEF OF POLICE. The Chief of Police shall have the power to stop any public dance or close any- • premises for which a permit is issued under this ordinance for disturbing the peace, disorderly conduct or for violation of any law or ordinance. Section 10: APPEAL. The applicant or any aggrieved person shall have the right to appeal the issuance of the permit or conditions of issuance or the denial or revocation thereof to the City Council in accordance with Section 7 of Ordinance No. 21-86. Filing such appeal shall stay all proceedings in furtherance of the action appealed. Section 11: EFFECTIVE DATE AND POSTING OF ORDINANCE. This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED by the City Council of the City of Dublin .. on this 21st day of December , 1987, by the following vote: AYES: Councilmembers Hegarty, Moffatt, Snyder, Vonheeder and Mayor Jeffery NOES: None ABSENT: None i , 41ayor j ATTEST: t(ity 'lerk ' lJ °t\ 6, rd tv- ,iog Mi-{ 1 r x n£ t •f ,ors' r1 s} ��'y+., �. / ,y7'„ F, af.d �� Ir./ � r _s � �s,� 1 y,,g Ii,,�,a��`•.� ,7� ,, � � 'x�' $'.sr.'*,; "�''f,• y�r'3/ � !t.r ''a z t{' {y r'�' r;�! p�1a�, js f •.i!'J�f I 31f. r `y�e, g? -i 3�s i x Y 0661e =ei--,i r 4 s� -; ,,,,, 473v*,.,,yam, ,y,,V .,jJ A '!fir ,";::•A. i/Xt� #*f i, 04 e it (b) The particular place for Which the permit is desired, or at which any dance is to be, or dances are to be held. (c) The written consent of the owner, if the lessee is the applicant, of the place or premises in or at which the dance is to be held. (d) The number and date of dances to be held under the permit. • (e) A sketch or outline, with approximate measurements, showing the location and size of the dance area with respect to any counter or bar, or stools in connection therewith, and showing the size of the dance area. (f) The name and residence of the proprietor, operator, or other person in charge,- if other than the lessee or owner. (g) The hours during which the dance or dances are to be held. Section 6: ISSUANCE OR DENIAL OF PERMIT. The Chief of Police shall, within thirty (30) days after receipt of an application complying with all the provisions of Section 5 of this ordinance, issue a non-transferable permit with or without conditions, or deliver to the applicant, personally or by mail, written notice of denial of the permit, setting forth the reason or reasons therefor, in accordance with the provisions of Section 7. Section 7: GROUNDS FOR DENIAL OF PERMIT. The Chief of Police shall deny the permit if he finds: (a) That any information contained in or submitted with the application is not true; or (b) That the requirements of Section 4 of this ordinance cannot be complied with; or (c) That the operation as proposed by the applicant would not comply with any provision of this Ordinance or any other ordinance or regulation of the City of Dublin including, but not limited to, the Zoning Ordinance and building ordinance, or any statute or regulation of the State of California; or (d) That, for any other reason, the operation as proposed would be detrimental to the public peace, health, safety, morals or welfare or to neighboring property. Section 8: REVOCATION OF PERMIT. The Chief of Police shall revoke a permit issued pursuant to the provisions of this ordinance if: --- �- - • fi - • 4 r • s,. to w ,i r P C-1 DISTRICTS • 8-48.0 RETAIL BUSINESS DISTRICTS: INTENT. Retail Business Districts, hereinafter designated as C-1 Districts, are established to provide areas for comparison retail shopping and office uses, and to enhance their usefulness by protecting them from incompatible types of coo-:e:- cial uses which can be provided for more effectively in the General -- Commercial Districts. • (Amended by sec. 1, Crd. 63-58) I __ • § 8-48.1. PERMITTED USES: C-1 DISTRICTS. The following Principal Uses are permitted in a C-1 District, subject to the limitations of Section 8-4F.2: a) Retail store, except book store; b) Office, Ea t ; • c; ::;. ��- c) Earber slop, beauty parlor and beauty school, busi- , ness school, dress-making or knitting shoo, tailor - shop, cleaning cr laundry agency, handicraft shoo: 5: d) Repair s`co fcr cameras, shoes, watches, household . appliances; • e) Self-service laundry; f) Restaurant; • _ g) Parking lot as regulated by Section 8-48.4. • • ✓ -.•3192 Wndltsonal ses:ta.:1 Clstnrs.The tJ:c•c ire C�r+c:or.2iCs+s n C-1 Cis:.-.es uas.a:1 a' :rerromed any d approved cis Zxitg Aennr_+ atom as7:7:Aced in Seem 69+.0 . .....- - i ci l: ^ a) Hospital; .... _ - : -,.. y, _ - r� ,r • • • DI C.:mneunity fad _ • _ -* - _ _ - t%/ • e) Aremal Hospital.Kennet••• '."__,-..-;:' '�_.,. __' -.:.• " ::. • •Cuohovse-or Ferns tae6 ty mamters-ef•an orysnced`.•loose.•union or society; �'•,.,^ , '- &/1/r e) Mcrary;•'•r_• .•.. :_-.• ..*'-__; :.._-_L •.'1.• `:-:_ /// ref - le_"�•-�C"rvnerdal rcceacm tarry cuter an a:lease.2.,:.:rt a xnng:._:.:_ r.„• _ _. I r t_ • d torae iota for Secea:oril Vprsces aryl 9oalr, yam.y 's• C' �' 8 1 _1 • .--h)T`eitre.Drive-n Theatre: • - -` - 1 /j I SjC f .Ij Crive:n Business: ` - .y (( . H•otel Motel Boardrq.4cuie: _ - f- t / f • .k)• •. AabmoDde Shies lot; . .. . - - C4 l 1 t/ I) Service Station.Type A::r a facity retatins,a••.1ctrccve a•'s and supm:es w?vel are ironed and : •se 'cud on the see tut does not itc uae ensr.e,t ansrr ss,cn or d.".erewal rethriidng Y>` re-.ir, - • • r+)..?�rtt nursery incucr+g the safe of IanGsca `s,rs:enas.ea,:xrq wet-ntia caner*saes x_.c,r, • . ea eeuioment.su;..s,and merctanose c:'er r.an;ii.1 rs:enats are kept eit•..n a c._•-eeery - ' o) ACutt Ent aRainmem AGrt tv,provided t-c'- ,er.:sac no ACtat=••'tenainmMt/C.irity stag:e x3.d •-,: ... ..-'.cser than 1.000 feet to dte Dcuncary of any res•c er.sai:one or corer than 1.000 feet sa sty tttrr _-- . . . . — -.— —- .- 'A..a Enunammerl A. nt : • :' ' .•.7 - _ - -p) Massagefulcr• ',•..:: ? _ :••• '••.. _ . q) Fecycing Canters,when coerated'n corti+r..:.tn with a Perneed Use on the same;remises•. - - i r) Acvers sing Sly`ns.;rovided teal no s:rthe s'Sn staa t•!Is:um;ce irtermdent.contan ere -a.30r • I •.e:coated so as to to erected towarrs:ants in any a:ocent R wince • s) In patient and ovt patient heaan fadtt.es as l.,s.e.w t ❑e S•st.O.cmrnant cl HeartSwvcss_ . Atthchment - . 5 - � • • :*6-ot-0 Conditional Uses.An Districts.Esceot where/uy are Wed.n Pie ROetnct res bow ss. permreed uses.the faaowing are Conononal Us.;in any Dxstnct and snag be perrrvlied orgy if:ccvored�' e r a+e_Zanr+g Acrturnsirator.as prcvdeo.rr5ec.,cn S•t4 0 :- - r i, ' -:_:L-�--- CYV 'a! Airport of Landing strq frlr arcah :-'.__p' s-- -- - C v b) .S7%Nter _.—-S.-+,s^a...:L= .'. ?-- ~__ -_.'_ T..� A't I. ail '- - -:i- ..- •K:--ri....-r.`- --. , • i t)� Terrary Use as regulated n Secson 8-b0.&1 arw'..---.-...--'-''''.'•••r_ iY_ :c:- "----se-: l 29111 d1;Carat of rood frame or more Lasing corn rucoc -4 :v'. -'-'-':-<-'-_"='-�. -illy Sued vision entrance tnichrer =- - - .-..•�:--{-:- "'.+ . 4t ,, .- _� :fir'-. �'t—�. tO i Jam{ 0 G quo Ys'xs quarters rar g persons crazed y an wtt+cnzed acency dor re ataYuom Our,osrs a d i . • .,*NO rs handed by or licensed by or a Me-rated uncer me ausp.c es of an spoatp ute FaoeraL Smfaco a .''.tarty gcnem ua merl agency.,These Sr-a:o hwx waiters are C+arscenred ty snots-te tic's me6cal care occupanees is oistr+guaned from these residential care taclses for tr,i :. anp ctao • -aced kensed by Ile State Department of Srv-al Serv+ce Agendas and as Osirkll67sey Sar1�1CLe �rneOcat ore haCiYhes as kerr3cd y Cie State Ce>ranrnent of Fkeels. -S'•.:.-•;.._.� -mot.- el) �t NI c� Si .. I ( amended by sec- 5, Ord. 69-83; a=ended b- sec. 33Ord. '; a.,de by sec. 3, Ord. 74-I) a 70-5?a I, 5 _ 8 60.60 Temporary Uses. Conditional Uses. In any District.'any-temporary tx Of.; • �•, —rr` d • Yduration of 60 days or less that is not categorically exempt from the requirements Of err. ' O a t' Environmental Impact Report under the provisions of the Alameda County GuideGres for' -I/1/7. I 'the Implementation of the California Environmental Cuality Act shall be permitted only if. A approved by.the Zoning Administrator as provided in Section 8-9.1.0.;;,- ;rr.* •� - r-; 2A- r i3 - 6 .1• Section 6-81180.1,Temporary Uses-Adnvnctrilr..Conditional Uses.in any Cvstnct silence sans - •1 pantye µ uses of land of a duration of 60 days or hiss,'soot as otnnnse pro,cled her ?Unng negligible or no permanent eras=m Ole environment:Nit are categoric-aey exempt from^• •! retutrements of Environmenul Impact Report under Ta provisions of txe-Ai-recta C.xuvy Gu.Celres for imotementatwn of the Canfo rn.a EnnrOnrnental Cuality Act of 151'O nh.c.no.tit •- net Gmiled to:Grand Cpen.np vies and displays.Cons:.'1a.3 tree tots.ne.ghbomood ails C1uK-i . . resnrats.hrewood sales lots to the A CistnCt(put no such permit snail be aptro-no for a pence •exceed one year).Mobdenome occupancy for a p enact of t veer Sunni;construction of permanent - Iiving quarters on tls same premises in any A or R Cistnct.oc,..cancy of a eamrrsercul OifKC[rarer _s r, ,. • for a oenod not to exceed one year in any C or M Cistnct.tract and sates office even accessory s+grrs C..-.�. '- i dunngtnepenoaotconstnxnon arid onc,2nal sal.ofIne :icalcsOrlotsina new suaena.oi„Esaa !/. - -• be pel. ed only if rn an Ac n suet C. rroit.onal Use Pe rm.I t&apOrored by the:on.rlr;,i4.., .„ • .��".•^rm77rir.�Ztimno Adminrstraior anall mate such inres=iSat•.ona as ark nsasa]ryy .. 7ff•se,, _ j /'3 i s , whether or not lne proposed use conforms affray be COnC tned to conform to pre requeemem-s [.f , `7•YC ',and intent of this Chanter.If from the 4nformat.on sucrnined or daretoped upon eivesogataon tie • ' -...pn.na Admin.3ttalor IInC5In2(comelianCi w.In me rtcuirement3 and intent OfL1s Goa;^er.-a>e • secured,the Administrative Conditional Use Permit snail be aoorored If d is found mat sure Compl.anee ix not secure,Ore Permit Nall be denied or a drtred sublet(to such soeafrem co+Y.• r i • t twn3.changes,or addd.ans as will assure such Ccm pnanCe.The Otter approving a d.33COft..ng a1 'E. - ',, 1 Administrative Conditional Use Permit snail became effective S days after the data of sues sox. L� r-•s ell F. un4v a writtenarm a sal is filed in accordance wilts the procedure specified So ren oren 61C` 1.--` tey.a....e.,..1.1.1....1v1..a........yx>,V. e.......iv..a e3 w.rr dsau.a a....1 a.v...r.........,-- 1----71 ' Tie order ^ roving or ' approving annAAdm.iini rive ^hilt' nal '•.Psrr It shall'Pe-i • come s C' e d L' th eat tee nie ion., h af, at u.... p < tit to and V compliance with Sac'i S-102. b-c0.60.2.AdminlstrstIve Conditional Uses:Violation,Cncean Administrative CanditionsI� C'r'• r Use is established, all of the conditions specified in the Permit's approval shall Caccme operative and the violation of any of them shall eenstitute a violation of this chapfar, `, ., AttaimieiitJo4:7 = t - e r -in eatre; '. - - _ • n.) 1 ve-in Business; f) Rote Motel, Boarding Rouse; - k) Automob - Sales lot; .) Service Sta -on, Type A; or a facility retailing auo.motive parts I- and supplies w _ h are installed and serviced o he site but does • not include engine, transmission or differen •-1 rebuilding or body __ repair; Plant nursery including t - sale of 1 scaping materials, excluding wet-mix concrete sales.prov •• g a equipment, supplies, and merchandise other than plant ma - ials are kept within a completely enclosed building; - - ) Tavern; - Book Store; ) Massage Parlor; • ) Recycling Cent- , when operated in conjuction-pi : a Permitted Use on the same •remises; ) Advertis'- g Signs, provided that no single sign shall ex • d three - hund (300) feet in area and no sign shall be flashing o i ermittent, contain =ovine Darts or be located so as to be di.-cted towards lands in any adjacent R 5iisstrricct�-sj ,J5�; • /5/+�7 (Amended by sec. 12, Ord. 69-23; amended by sec. 4, Ord. 69-83; amended by sec. 17, Ord. 70-57; amended by sec. 2, Ord. 71-28; amended by sec. 2, Ord. 71-26; amended by sec. 1, Ord. 3-27; amended by sec. 2, Ord. 73-74; amended by sec. 3, Ord. 74-1; amended by sec. 2, Ord. 74-78; amended by 1, Ord. 75-20) § 8-48.3- ACCESSORY USES: C-1 DISTRICTS. No use shall be permitted as an . 'Accessory Use which involves the production of goods not intended for retail sale on the premises, or the cleaning or repair of articles of clothing not directly received from and delivered to the customer on the premises where such cleaning or repairing is done. Nc r A 0J�a -A P _ _ - .-._._.._ -.•-, § • ;&i8.4 Sit:Dwalopm:nt Rerlew:6l Districts:Mystrucun 1. 0OQ.ft.or monorary�= 00.0 i7 ���onstroctionag9n9ata91.000sq.h.ormore placedsi,tO.J 9,19fl stutlbe subi tto . '. r Site Development Review pursuant to Section 8-95.0:unless toning approval o granted t 77 .':upon the determination that the construction constitutes a minor project and Nat the;_ —. ../;/ 7 Building Permit plans are in accord with the Intent and objectives of the Silo Development .Review protedcre.'-;`.•_v::.:�r�.-- �^ - § 8-48.5 YARDS: Cl. DISTRICTS. No Yards are required in a C-1 District 'except as specified in Sections 8-48.6 and 8-45.7, or in connection • with the approval of a Conditional Use, or a variance. ' § 8-48.6 FRONT YARDS: C-1 DISTRICTS. Wherever a C-1 District termin- ates at the boundary of an R District or of any other C District except a C-2 District in the same Block, the depth of Front Yard in that Block shall be.isot less than is required in such abutting District. Wherever • the Use of a Building Site is for a Motel, Notel or Boarding Rouse, the depth of Front Yard shall be not less than twenty (20) feet. § 8-48.7 SIDE AND REAR YARDS: C-1 DISTRICTS. On the street side of a Corner Lot in a C-1 District which abuts a Key Lot in any R District or in any other C District, except a C-2 District, the width of the Side Yard shall be not less than one-half (L) the depth of the Front Yard required on such Key Lot. Where the side Lot Line of a Lot in a C-1 District abuts a lot in any R District there shall be provided a Side Yard along that line having a width not less than that required • on such abutting Lot. Where the rear Lot Line of a lot in a C-1 • District abuts a Lot in any R District, there shall be provided a CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: February 21, 1989 TO: Planning Commission FROM: Planning Staff k 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. S.3 File PA 88-009 APPLICABLE REGULATIONS: Refer to December 19, 1988 or January 17, 1989 Staff Report for information on applicable regulations. ENVIRONMENTAL REVIEW: Mitigated Negative Declaration NOTIFICATION: Public Notices of the December 19, 1988 and February 21, 1989, hearings were published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: This item was continued from the January 17, 1989 Planning Commission Hearing with a request for a legal opinion and interpretation regarding easements and ingress/egress to the property. This item had been continued from the December 19, 1988 Planning Commission Hearing, requesting that Staff provide 1) additional information on the School District's long range plans, 2) information on any easements which may exist between the current Heritage Commons Development and the subject property, and 3) a traffic consultant to explain the traffic report and some of the methodology behind traffic analysis. Access to Property As requested by the Planning Commission, a letter was sent to the City Attorney asking for answers to three questions: 1) Who determines whether an easement/right of ingress and egress exists for the subject property? 2) Does the City Attorney have this right/ability? If yes, given the available information, can the City Attorney make this determination? 3) In absence of a legal determination on the easement, does the Planning Commission have a legal right to make a decision on the project? A copy of the Planning Department's letter to the City Attorney and his responses are Attachments 18 and 19. In summary, the City Attorney has indicated that he is satisfied that CoastFed Properties has a legally valid easement for ingress and egress over Stagecoach Drive. Ultimately, a judge would "decide" whether there is a valid easement, but attorneys can "interpret" the documentation and offer an opinion. A judge would only decide this issue if a suit were brought to court. Lastly, the Planning Commission may make a decision on the project with or without a legal opinion or judge's ruling. Someone from the City Attorney's office will not be available to attend this meeting. Stagecoach Drive Maintenance Several comments were made pertaining to CoastFed Properties' share of maintaining Stagecoach Drive. Based on the traffic study prepared for this project, the existing traffic on Stagecoach Drive is 467 average daily trips. The proposed project, with the recommended median break, would generate about 626 trips, or 57% of the future traffic on Stagecoach Drive. It is suggested that the new project's share for maintenance of Stagecoach Drive be 60% and that the existing Heritage Commons' share be 40%. Traffic Signal Suggestions were made for a new traffic signal to be installed at the intersection of Amador Valley Boulevard, the main entry to the proposed project. The benefit of a traffic signal at this location would be that it -2- [PA88-009:Ag Stmt PC 2/21/89] would control the flow of traffic in a manner which would facilitate turns into and out of the project. However, several other factors should be considered. The Caltrans Traffic Manual chapter on Traffic Signals and Lighting states that "improper or unwarranted signal installations may cause: 1. Excessive Delay. 2. Disobedience of the signal indications. 3. Circuitous travel of alternate routes. 4. Increased accident frequency." The manual cautions for the need of a thorough study of traffic and roadway conditions by an engineer experienced and trained in this field. Traffic Signal Warrants are the justification for the installation of a traffic signal at an intersection and are based on the warrants stated in the Caltrans' manuals. The traffic manual further cautions that the decision to install a signal should not be based solely upon the warrants, since traffic signals may increase certain types of collisions (e.g. rear-end collisions). The warrants for a signal at the intersection of Amador Valley Boulevard (the major street) and the project main entry (minor street) would be based on "Warrant 2" (Interruption of Continuous Traffic). In general this warrant requires that for each of any 8 hours of an average day, the traffic volume in each direction of a two-lane major street (i.e., Amador Valley Boulevard) are at least 750 vehicles for each hour. The minor street (i.e., main entry drive) average volumes need to be at least 175 vehicles for each of eight hours. The a.m. peak hour volumes at the entry intersection on Amador Valley Boulevard are 516 vehicles eastbound and 265 vehicles westbound. The p.m. peak hour traffic is 318 vehicles eastbound and 548 vehicles westbound. The p.m. peak for the main entry is estimated as 64 vehicles inbound and 32 vehicles outbound. The traffic volumes, at the peak hours, range from 35-85% of the warrant levels. Volumes at other hours would be below these levels. Based on the above factors, a traffic signal is not "warranted" at the indicated location. Project Entry Location Concern has been expressed over the location of the project entry at the highest point along this stretch of Amador Valley Boulevard. The top of the hill is the best location for the entry to the site as it provides maximum visibility to the east and west along Amador Valley Boulevard. The suggested median breaks in front of the project entry also include an acceleration lane for left turns out of this project and a protected turn lane for left turns into the project. These lanes will improve the safety of the intersection. Stagecoach Drive Safety Concern was expressed for pedestrian safety on Stagecoach Drive with the additional traffic. The Applicant has suggested that speed bumps be installed just before and after the entry to the new project. The speed bumps will assist in slowing traffic. Staff has no objection to requiring speed bumps, however, the Commission should note that speed bumps are viewed as a nuisance or hindrance to both "speeders" and "non-speeders". Noise As explained in the Environmental Review Section of the Staff Report of December 19, 1988, a noise study was conducted for this project. The study concluded that the indoor and outdoor noise levels would not exceed State and local standards, except for the second story of the four buildings closest to Amador Valley Boulevard. Conditions 26 and 27 for the PD rezoning include requirements to attenuate the noise on second story units through low air infiltration window frames and mechanical ventilation or air conditioning. Traffic on Amador Valley Boulevard The Police Department was contacted for information on traffic problems along Amador Valley Boulevard. Information for the 2 months of December 1988 - January 1989 are summarized below: -3- [PA88-009:Ag Stmt PC 2/21/89] Amador Valley Boulevard Accidents Citations San Ramon Road to Village Parkway 6 39 Village Parkway to Southern Pacific RR -0- 91 Southern Pacific RR to Dougherty -0- 14 The citations were issued for speeding, driving under the influence, incomplete and illegal stops and turns, expired or no licenses, registration or insurance and vehicle oriented problems such as missing license plates, missing lights, etc. The number of citations per 1000 average daily vehicle trips was highest in the central section (10.8 citations/1,000 trips). The San Ramon Road to Village Parkway section had 2.1 citations/1,000 trips, and the section from the Southern Pacific Railroad to Dougherty had 1.5 citations per 1,000 trips. The central area had a large percentage of speeding citations (69 of 91 citations - 75%). Concern expressed by the Commission regarding speeding along Amador Valley Boulevard is confirmed by the volume of citations issued for speeding in this central area. The development of the subject project should not exacerbate or change this situation as the reasons for speeding in this area are not related to traffic volume. The Dublin Police will continue to patrol and monitor the traffic in this area. 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, Traffic Impact Fee 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 Traffic Impact Fee; and f) Approve the Site Development Review (PA 88-009.3); 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 mitigation measures incorporated into the project. -4- [PA88-009:Ag Stmt PC 2/21/89] 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 Couincil impose a Traffic Impact Fee Exhibit F: Resolution recommending City Council adoption of Site Development Review Background Attachments: Note to Planning Commission: Please bring a copy of the December 19, 1988 and January 17, 1989 Staff Reports to the February 21, 1989 meeting. Contact the Planning Department Staff if you need a copy of either of these reports. Refer to December 19th Staff Report for the following 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 Refer to January 17, 1989 Staff Report for the following attachments: Attachment 12: Grant Deed Attachment 13: Final Amended Map for Tract 4950 Attachment 14: CC&R's for Heritage Commons (excerpts) Attachment 15: Letter from Carl Steinberg to City Staff dated 1/9/89 Attachment 16: Property Line Setback Exceptions Attachment 17: Typical Landscaping Buffers Attached hereto: Attachment 18: Letter to City Attorney (1/19/89) Attachment 19: Response from City Attorney (2/14/89) -5- [PA88-009:Ag Stmt PC 2/21/89] RESOLUTION NO. 89 - 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 meetings of December 19, 1988, January 17, 1989 and February 21, 1989; and 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 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director pUU' �`Q C [PA88-009:Reso PC (ND) 2/21/89] / EXHIBIT /4 PA gi_co 9 RESOLUTION NO. 89 - 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 reviewed the Staff Report which recommends 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 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [PA88-009:Reso PC (Monitor) ] r1 rr 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) 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) -1- [PA 88-009:Monitoring Program] ‘` To €x-I bit 13 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) -2- [PA 88-009:Monitoring Program] RESOLUTION NO. 89 - 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 public hearings on the project on December 19, 1988, January 17, 1989 and February 21, 1989; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Reports were 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. -1- [PA88-009.1:Reso PC (PD) 2/21/89] 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 requirement and detail timing of construction of all major project improvements. 8. If the subject project is not subdivided, as proposed under Tentative Tract Map 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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 import 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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 acreage 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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 and a minimum width of nine (9) feet for standard-sized stalls and a minimum depth of sixteen (16) feet and a minimum width of eight (8) feet for compact-sized stalls. A two (2) foot overhang into landscaped areas may be included in parking stall length. -7- [PA88-009.1:Reso PC (PD) 2/21/89] 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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- [PA88-009.1:Reso PC (PD) 2/21/89] 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 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -11- [PA88-009.1:Reso PC (PD) 2/21/89] .,. ••f! r •w,�P?� 4/,1. r r '.. y Y,J • ; .r:�. k j'..:! !. Tr ,.'' fAf' 7. .�., Y .. `:'f*'>��X 5. .tt•� y !�` f r�'1'��J t �,{w ; il/%�:�. �'j�r .�s �"% �' f' � f�' „ h��OF'{]{� � [ � /' �� 1, .{j;��7Yr ,.t/� � n fG: r r,d',�,,.t/.✓'w �/� y f:y,, .! _ y. :, .r {. Y�,."i!`',$Q1,., y,(,,it F .1 f yjSf�4f,i. !�• �' 1 a J.,./.ox,Sit Aii, �1., ;. ..�' r�y. yC Y j�l/1 � rr�� •► �/yyy f 'i �!. !� ,r''f�y* f3 , �' g47;'vf S;�''00 `, , , , !y ! ' c'J ' ..i•`�",l;;r; ,Ly�' ;Yr -r rL,sIl il7f�'19 Y / 4 � 1 Y I y 1�" /%SSA" i '%c 1 4' �� 4 —, ✓/r '.! ,�; •4 k- ,3'' rKw av r4 rLrA i ,, ,vy -1,. • N „• Y} •a 4 _• ' 1,r. r;• -ri r i i,y,,,�p r y S d �,,a„'�", ', 4. y' ._ -A' �,,, r `,,,j .',t,� ! , '/ .lW µby 'Y %7•: 1f'• J. 4- ' N.'I r r ,2 .�r ; �""f-1.0 li," .' ' �•� • ` .• .�'i41,9:4'y a! '"r; t r t;,,f i w.aj jf " n1'171 y,�'4•S r'''' 'K ,7 r.s S.; .r 1 . J/+K- r /" I - '�r to t. /, RtrT.xc..rvrn+u�s 4a 1!jt.. 1 •... •._ , srwr.6.13wu,.....ki i s ............a•..... ..... ..:... _ ,... ....a.;:r... . .. .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. 1 1 A.�v SW1i ,; ?A os-c01.1 PE) Rem `i 9 • 1 tC r t 4. 1y - ,,... " f ,. f�.� .� ,i, •/,:,,/ :-a a r.i ,,,, ,,,;-:.i.;;..,` s � efiW r7 '1: ; .ci 'Fi.3f f'•r r 'r), . 't } Th 3 t5-4 r s . 1 Ii ..� f S• 011,. � !i% � P , .3 brwS ,-1 ! /...// ,.��� !^ f�y r,�«, s�, .,µ/,✓� Y ' i i y +r ,.� i �i �r,�{/.�< '2'ti'!r �J"'��jj t f• a r ' to-%V I Y e k' NN$ 1.1 }• „ r tI ;.�' <ferr t� R"!1 i<. 9 _ `7-s<N .14 'r7• /- f ' • `�• f�^ '^y{���47.� r{•� r r'T A �{ 'y. ..lrl {� bP .�'.r `�wr � .,��'�' J✓a. t '<}'A '� " ,,,�� f(i'Ti y c 'Vhgr u '� Y�fk '� / '. .�/1 r, y f 4 7 -f rr f .y`" '� -�v s, +.Y� ..� Y,z,t. r yr� i a,,/�'>� ��� Lti` {�.� 47.I�� �f�!7�'.�'� •y.,CC��igv�a' �j',� H•* ��iJ�vm ✓I✓.. ��+�,�/Il� :!� ; �jj?�; ��f yr. J.r �" •'/r r r 1` ifi � R.1 a %�I+ F f 7;• ; �• ,,':+rLv4'1 i�y 't ',:st t.17 , "`-'- �"" ,' , 6 "4":,'' •.,j *.f ; 4. .••, /Fr:'^�'' t.,� C Jc . , .9t G,� -`r .lY�" 'Nfy. �^ + �- -,• f ••' i •' •• !'rg3 e5.. ,4... ma's • ;s:i1 ,,: wi, ' t, / ,;44�4 / s� 4� ,G ant.,f,{�� 5v /. - . f ,< -r • . / �P:.44 i- i .- ..' • J-4 I ; w/ f�i-,�'4517•-7•, 4 J%A s'7 .Yf�"ywj" }y, • ' ,'l tip ?:',r ✓:.Y f/_;.w P. y(•;1 J<'•!• J.t' y `.c't4 p ,...t'7i-':7; ir.P ` • . yy..I zJy' 4 r• g� *,J,, /. •- e - ,A i.1 z`_,. ; ". .ti�"IW0..sw}'►4 r-+- .s".A •' • �7 w> �y!,� ,,�• M .� * ' . '� yam, s t ..a : M.fi+�%s3�.vr�A=idfi.. 3cie .r. .., , ...,_-4�'.�wyr..i.a...Y.lJ tr.x - _H. y} ...r�7: s ...c. .. .a..1,.`. 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 r 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 grouid 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. . y:�.. .; /yoid..,,,,,p'.. J d !_ . r r `r -4" ;/10:12 /•:t;,tiJ./MYy ✓.N I4 . �y�j{"%), ',,4,oJ Ja r /!*I.h'' K �,7e .,, # /' /lr'=.✓.� y 7 ii,i," r . �lM1 T +-n.4•41/ f 1t4 ig/ -- 7yx�.• .LtdJjc4, , 4.1.1«"' 'ff ��/'r+ 1 tr V�r.fi , ' •1,1 '7,,,, }� ' M1 A ,, /""'�•����7l3. rn'i,�i/�.r sr J'•'h •��' �/'+`�yry 1,;3�fyxpt.'yF�.� l.,t../.(ti y4,�r/';ti y .... r Y Oi•yr-if . �!''f, "�:: ( �•74i eV`�S for, r , irk/ �J;#,Pith ^'nip', rE'. ,,,e,Z � -*1 i/�.� r� �1fe'�;., r} :4,, ✓ � Jr v �!y r� i9�5�.�, �' �fr�rhrJ � ,y, ��' ' '4' /� (�� ,� .,r ro b j 4/ r'`'4'+, < a 11'4.f y.V �I�. 3rire-Y y We a. t n_40,',. 11 yrJi f ;; 1'.J Nlr(f ..cS %Z.�,!1/ 3' .!, !•, S. ,' � : dye• Jir� �rfS . • • '.la✓.ir t :+t3l ,- '- 7. .s i 4rr i b}SM2 l'R'/' 4rSJ'rrr4 tr Y't V+ '?+ � J .r,.: . , :a . 1"• '- t , i';j / 4 • , i÷ ew k:r�iir.n �wiYiri� 4 '� ` y ,� .- ••.. . ..'- s .. • DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood doors and doors leading from garages into interior dwelling areas cf 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 threw 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 cf 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-a'_L __ibie 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 inst ' led 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. f4.88—ODCi ILIP ( e. -to ATTA.ii-iimENT 'Pa ,2-ezor,�•�3 :! :- i',ri{ i�" yie •",:+�v Y / aF .Zi t Kr 9..317��d '$ •/� 57'� Jii lti s; r 1 ��� 2,V c �f .wr t°M T f,e fix. ti t.. !" 4-' I �lea? J n 7 4`,t,.a/ y f yf.rss. Ar- s. f i"{f+�!n o� 44 '' r 'r`'' i f:� r r '1 i , .S7 };�w imvr - � -..xa,.r.sz..4..i::;i::21, ,e.uar...axx..rkfiti :174 uia.Aust .4it:ra:.at'.i 4-eitkai . Mdlei..r.ineAf it*.:1 _,:.A,. \ 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 • • r t V.)X F:J145','i16.'fYif +: ,� v Yj+. -..Rk - G ,y.+.ysr .f.-+.na.+�w. ..- .«,. .� /'" • 7 .r.T... .r ,4 i 11 11 . �y. i 4, s♦ _ / /,,•1',i,�' r • f f j e , rr ,r l . 7 !} ,, '+Ys ', y r? . i. 1/. rio ) r,`.. ,r /. .t 4, !, f ;- ,y } t y rY 4r{ (,y 7 7. / ♦ l rr..fA�,,,/ :,�s J.: y f"!"N J r1. 7� ��r' � r 4 1 � i A, .V t�r 5+ • �1i rr „/ QyLr,f' �+ I"' ..av' `�anM +}�Y�'Jt"/ } r /';;A fr i d '4'''+1'v�tt',,��lC'�'▪ 1}�''V,� `r {. r., ff A,l ;�,4,� r“ c -' 'b/44!A2 +�5 '41 r e• ` f vs riT' �•r�✓ ,r. rAf;! Y 1 �-,/JI /a r +iJ rH,�r`1� 7 { a �' �/ J�•,"4.� i :�, }' : 1 ''� �r.N•,b � ?/ •5 4.- �i ,sTr' s �t�`��', 4} / i'C' „y�',,'r 4 ,C` 10, -,./f. Y;ry �♦..Y i"'i • �i:, i .i.,4i..,4.-kir �r,�,it). Ff`', sry -e ii r • i.1;91 gF�ri '1;1} y,�l�:Yr� 4"l �. f J i{,V is ,4`' ,r,,it".�,f�'l I,V, ;� ;',' p}y �/J)i u0 ,.._0 / 3i' ss/r v" f 3 t ,g,4 �r� ♦' +""`} .c 1r ... / r/ x • j..j!1 ,,,,.1H -.4;r 4..„-4 r' �,,e� : 1 .4..,,y; 1. t..41ri ` / A, { _ .P} r ....♦ (4} • S ♦ +'.i rf/ r i1 Frlfr', ."� �4i.e. 4x,te,'s°`p 'to, } . l j✓+li .'S_1. �ji4 1� Jr` r%tI• i / _: t:r .�s.J'i ':�7'•irk �f Y+./�f .;r,�'ly Yy' y�*�, �. 1 ., ~q ✓�•}y: /▪ A sy i• '"T ,�.. tJ .. c., " 3Ji '-',"` '� 1� 4,-,-. 4., s.J s. • >i Ij, . �7'w: .r Jr �1,,r !' Jk ./a; i J 'a':,1'�y ,4 ,.,7C/ X✓rtre. ' �ssr" E h ▪• %•< �' :/ `ir+, `.Y• aJ,4 F10.44. }i < 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 deadboit lock and associated hardware, or a minimum 3/8 inch diameter hardened padlock hasp. `ta +� ..., t � tJi ..i r� ily.t"`a\4 �i.4,St� � a r ,ttryry�;�y- ,es�t tts.t� ,iA0...121-A F.- wii f{ 1;i .. _..•. ...:l�J.iiter9 :ii.t_ ,',.A dj: a • ,4in M\T Ch�:;X1:rC ,.Lr qq• \b ` 1�l_.y.'+ ..t' ..- ' . . ' �— ,' �rl! �F)r �.73 ... f `!• 41.0. oito • r• ' 0' .�• • ) ./i M,yM,`•= y 4;•iw{ `4° ' '1 • '�,�fJ,! ', f •,y/Sl,j k�3'�S" f _ .:' ''� fi"I •• . ``s"t % •arh,r"� yj li A.fr•,�9'y "y,.'L .' i f N S� •',6 .+'`r, :n,�, !f' / :% r.C'�,• r ,iV/..' .�'7�', .✓1:s f.<' r.- t J - .w' i L .":- f d% :rr, •: '� �,v /�+.'�fi""+ ?' '�lrt s i��' : ^, �,, 41 'r ^ WI '1� C44,i fr ✓'�c .SI '__•1 ii •!,rNA•w!•r+l�'., r.. ,Y f,i �/�' , ice" ,#�r"��* M� �,^ ,f ��%t•� i.f-3 - "' �j„ /i, •',� � � � �N i• r� •�Tr"�r�'..i4 dry �..�����i••�' '�'-*4/r iir sr .V i t . r 1. , W.- CNN n` Vlf O r Mi ..2._„!* .�.r. M3>. 4G rwt r / . . . H rtr ..it , �. f✓ 44474fa_t ..,,,, -r * & [ 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. -To EKH161-1 C RESOLUTION NO. 89 - 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 public hearings on December 19, 1988, January 17, 1989 and February 21, 1989; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, the Staff Reports have 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. [PA88-009.2:Reso PC (TMap) 2/21] 1 EXiiiBIT ID 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 over 4 inches of 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 [PA88-009.2:Reso PC (TMap) 2/21] -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 to 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. [PA88-009.2:Reso PC (TMap) 2/21] -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. [PA88-009.2:Reso PC (TMap) 2/21] -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 [PA88-009.2:Reso PC (TMap) 2/21] -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 [PA88-009.2:Reso PC (TMap) 2/21] -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 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 signing 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 [PA88-009.2:Reso PC (TMap) 2/21] -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. [PA88-009.2:Reso PC (TMap) 2/21] -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, except as may be approved in advance, in writing by the City Engineer. 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. [PA88-009.2:Reso PC (TMap) 2/21] -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 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [PA88-009.2:Reso PC (TMap) 2/21] -10- ,a,. , r nf.r a r _,.,....:YY aS.,r�:S. �1tn.c s.x7.._i✓• RECEIYED DEC 9 1988 MEMORANDUM DUBLIN 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 S569,500, 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 arc 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 limit and Amador Valley Boulevard. The funding for three permanent lanes and one temporary lane of the required six-lane section has already been committed by another source. However, the sg—oog 4637 Chabot Drive,Suite 5 k g A tt as AAA To �rti {rram� {1t PLEASANT yyq{2wjy ; �•'� ', EXhIDIL ■1 ii 71�l 4 S 5.�: v: � + ✓-y a ti a .1"a��° �rx j 4,q rr r�r✓xr �r s o n�xt j ,✓Gr ; 4 ' !t 4 1/ ) 0 rt YMi h�r' cK' �lr Res r x f3 } k • >l "+ dHy;wir�aA� A, 'k t': �(2 7 ✓ GAB f^l •r �7 ,idyw"�rv}y{'aXv3�a"��f lr tf Rf fr Sri./rra r,� 'f / i t } f r v . A V1 7-4 k ..�p•rHstlrdFt».v vn .c .F x±4.k _'ia F .t.r s K �..r 7�1 .. _ 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 = $7,632 toward the cost of this traffic signal. 4. The fourth improvement required as a result of project and cumulative traffic volumes is the installation of a traffic signal at thr intersection of Village Parkway and Lewis Avenue. The future traffic volumes at the intersection of Village Parkway and Lewis Avenue were determined for the Downtown Dublin Improvement Plan Study of 1986. These volumes included the traffic generated by . yF. dry �^w:i,rrtT �,B'c ir44 art 1 1r 1 � ! °cN J5-! ,� lei > l'( , / ge!,J �� ` srr .�a''.0 hif'�! d,,yr��eyo-�s�j, �C�+'^�,�f,,�r fz+'�N".J .•� •:ti A rFy{/' r} t ,�;t d Y 4 a'� '_ r`" ftP: \y'� r c •+.t3 9r ,1: 4 Sy'!,r! �r s rj y ¢r � N�,^+��i v+ eA . yy.�1. ',,G"�`F: ''i-` ar� +-I° > % n.,rr 1•*y�H ,g , sa J E",1,,gitr••- f t µ '� t «-s r. ,;•,-s.c 1 } y,� t, I r`J'.t:-.- -^ '1, r.:i m 4,1 7+ C/ l ,ry a r ,/hY • re, lti.'"Jdt f7.jJfrr/'A .Ml ti n i F r .: '�� ry,�l;;IP4~r) yV,Y: �� . /1.f/ / ,k l�:y ! r�J�U ✓y�/yr3gS;':Y y y / '' f L11 4.2 ri,1:y :,./., "tF < tf 4 W.'i.:., irii.latt Y'.Sfrlt���J�. , abtts ¢. '.. r ...... TS$ r,2 i .✓I:,-, , .: 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 5870,000 X 0.019 = S16,530. 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 5870,000. 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 0.0016=$4800. • • • l { •• f t .,, mrA � ram�X.�4 ,y/1.4,,,V,I;,, ",' �+a,.J_ '•r Y..sf ;; if; 0 •r'/ ate•-r / i ) r• h,� r*. 1 u/ 4Y ,4„4 r.. ram, ',Kt ,p� 4/94, f,, t .•;/_ s rrr u�� FV{.,'�'iff1401 � 4 4.. � e�( .. , �y),:i �y '#.{ :A Y,ty,/ �/ 1�" .d' , /- , �'/ / �1jGf_!7'P ,l , Lry77�YY '/ , , ` • i7*3 ,1 /�-�1 },' �� ' . I� . .,.f,r ' w' r. W. /4 ,�, ^1 �Y+ S/, �ri,, ' &i f';r'ry'P-S ! I� PYt+ J F. r{f:, �k,;(4;,6, A it f t�• .yam • ✓. Z jy p,.r�/a 4-4 f,4, y .12 ..,,p , . . ,� Y ' �ft r:i`/>j(la?:(Cy',( fir .r�'b. oa' .�"' '�•`/ Z4'�,.•OY`fi1 I1'�L�Y ��/ /"•'': � � ,�' f 1'' /r?a`.�.: P r''r-1,l w'`'_;. • / -4.?:.-I ie r J ,e Rf j- ),: ',• `ram . ' • • 1 �' `1 ' ;1 : . 4 C' 1:-rlf �Fji. r4 r4 cs' ?is4�1•ems' - KiZ• „'►f%HtYVrp J v <e ; , _ ! sr .-[ a Z7S " ..-Za. .1' s i11.1 '""u ...g P— ▪ &;%0- 4' .:11,xrr ,_ .. 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 S3,100,000 X 0.004 = $12,400. md;md Attachments 157-001 v `•1f, ,; I ^ea y+¢�,� . //�� a k � • ,. �,. ,5 , � Yt a r ., �.✓.s,,. l ice`f f '' ! I Iiii ir • •• • =t•P�l jf y7••�' a ar 1Lr[ !•. 'fillly'aJ.re r'tf �fl r. iMr�is �.4i f • tiJ!, T r�l !,f, f f t«.:. 1.,1%1'>7`..' ,;:r 4 i fT/ r.�t ; r I} �' ' f.•1�t AF.a+.l "."'J �/ .. y'-s - r• 1r r r; rJrr7- /f4- 4 u -.-,k/ ter.,,.-, r r , r .' r •`��':.{�4� b }!/"- ,,•. fi J 7- al fy, fs r r fir! '": } ,I , rl , 't'tf'�A S • ,� • fi' . Lt ? •.. - f) 6 Jfnt r y , i' ' • • r� i t.4 ' r `r t -.r _, . S rra 1� r •1•a f .1 r;V"/ • -• �r -.-t'i, .1K ✓Jej,J.;7-.,..✓.. rY•f,- r y :tf) ..0.4. „ sy+.V ,/c, 1 /a�•c .3y ! t :..7r 4";-;'f4'';,h `uif' ....'4;-.f,11Y-r i,%%1Viallii�S.A'f'...id,..t.1'_y.f- uv,,f,I...sT ilik" 7 `...1:.1 &..'.-:'�`_% r0...i&i}',.lfar....,.. -«.-.m... .. .,...-- SIGNAL COSTS AMADOR VALLEY BLVD. AT AMADOR PLAZA Mobilization $ 600 Signal 63,400 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 • •• ' '' .s r '•; ! J•'. ` ti rnir T yr? r i r t ."I f'r' ;./. I r' s 1.::': .,' � ,� �.. .Yi,. �'��s✓441. �'l�i� '%"1i�.✓� if � �'}j' /'� �:k i���"�� t�'7Y'' :S_ a • 1(l ��=i�rl/, � ,. S�r�A 4'. iiy24 ywrYy. , i fr. '�'J err frr�i r•(r/1� ( L, wr x 4!'� 1 M1ytT�li'` r tI �r. ��,f? �., 7 '' r Gt r� 1 �� r , t tt', �r lL�f ! r. 1'i • �p�1VI.=+�'C ram ...fib c r j v^i. / I•a }f. , .. ,1,i, 4' /• +� �f i•' Y/ 1 f�, . y .; �.!?[4:� ,)i !' i r s',,0, t.7left?,'/ ,,,r df w,rt� F % 7Jy 'l .v /i % j 'f�g yl a.:.f' . C } err i G 4 f � L // y'''4.-, 1' ,21', - 4'' �,"J".:- ^'! t ! !4�•1 , S'j f t .r r,.C67. ,t c S .i , r.:. � .. N , ,, :�� : r,r �,. A- t s fie. -,1-_,-,—.; -.!.'.s. , •fa t _u"f �f-"-` • .f • _ k.,y L/'jyI �/y+shy p�^y+. u-�++i%,.d '' ''fI , »i 5 rti. r ". .� p.,/AFI,_i vt Z,14.-+✓S� r d '' r 3' _. :� r . • .w.?i.L. - ...'�..r.,w:,t3�.1.�+.:.I..u1 s.,..�,.: zklJ.�.'?}f�,;c'��. .,.<. ..r s✓.�..wc� r,. h�..�,''� .r;✓�`�T�.._r::./x.-f�!'.t�Y,_ -f�r..c' CITY OF DUBLIN MEMORANDUM Ez. i.:�- ZI YC : Date: December 2, 1988 D E C 5 ��8g To: Michelle DeRobertis, TJKM TJKM 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. 89 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL IMPOSE A TRAFFIC IMPACT FEE ON PA 88-009.2 - HERITAGE COMMONS WHEREAS, by Resolution No. 89 - , the Planning Commission recommended that the City Council approve a Tentative Map for a Subdivision known as Heritage Commons (PA 88-009.2), Tentative Map 5883 (hereafter "the proposed development"); and WHEREAS, one condition of approval of the Tentative Map (Condition No. 68) is that the developer pay a traffic impact fee to be used for traffic facility improvements; and WHEREAS, a report setting forth the impacts of the proposed development on traffic through the year 2010 has been prepared by TJKM, along with an analysis of the need of the public facilities and improvements required by future development, consisting of a memorandum dated December 5, 1988 to Lee Thompson from Michelle DeRobertis of TJKM, which is attached hereto as Exhibit 1 and incorporated herein (referred to herein as "the report"); and WHEREAS, said report set forth the relationship between the proposed development, the needed facilities and the estimated costs of the facilities; and WHEREAS, a noticed public hearing was held for purposes of considering adoption of this resolution; and WHEREAS, the report was available for public inspection and review more than ten (10) days prior to this public hearing. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission recommends that the Council adopt a resolution including, among other provisions, the following: 1. The purpose of the said traffic impact fee is to mitigate the traffic impacts caused by the proposed development by construction of certain public facilities. 2. The public facilities to be constructed with the traffic impact fee (referred to herein as "the public facilities") are identified in Exhibit 1, attached hereto and made a part hereof (Memorandum of December 5, 1988, from Michelle DeRobertis of TJKM to Lee Thompson, re Traffic Mitigation Fee for Heritage Commons). 3. The traffic impact fee is needed in order to finance the public facilities and to pay for the proposed development's fair share of the construction of the improvements and will be used for these purposes. 4. The Council finds the fee to be consistent with the General Plan and, pursuant to Government Code 65913.2, has considered the effects of the fee with respect to the City's housing needs as established in the Housing Element of the General Plan. 5. The fees collected pursuant to this resolution shall be used to finance the public facilities identified in Exhibit 1. 6. After considering the report prepared by TJKM (Exhibit 1), and the testimony received at this public hearing, the Council approves and adopts said report, and incorporates such herein, and further finds that the proposed development will generate additional demands on municipal services. [PA88-009.2:Reso PC (Traffic)] L 7. The report and the testimony establish: a. That there is a reasonable relationship between the need for the public facilities designated in Exhibit 1 and the impacts of the proposed development for which the corresponding fee is charged; b. That there is a resonable relationship between the fee's use and the proposed development for which the fee is charged; c. That there is a reasonable relationship between the amount of the fee and the cost of the public facility or portion of the public facility attributable to the proposed development on which the fee is imposed; and d. That the cost estimates set forth in Exhibit 1 are reasonable cost estimates for constructing these facilities, and the fees expected to be generated by future developments will not exceed the total costs of constructing the public facilities identified in Exhibit 1. 8. The TJKM report (Exhibit 1) is a detailed analysis of how public services will be affected by the proposed development, the existing deficiencies, and the public facilities required to accommodate that development and those deficiencies. The calculations and assumptions in the report can reasonably be applied to the proposed development. 9. The method of allocation of the traffic impact fee to the proposed development bears a fair and reasonable relationship to the proposed development's burden on, and benefit from, the facilities to be funded by the fee. 10. A traffic impact fee in the amounts set forth in Exhibit 1 and Condition No. 68 to Tract Map 5883 is hreby imposed, to be paid prior to filing the final map for Tract 5883. The Council finds that Exhibit 1 is the "plan" required by Government Code 53077.5. PASSED, APPROVED AND ADOPTED this 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [PA88-009.2:Reso PC (Traffic)] -2- ../ �.•l l - "/ • Fr34`;•.aa.�"3'a+�.e�._,..,._ ,_ • RECEIVED UEC 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 S569,500, totalling S2,I25,500. 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 limit and Amador Valley Boulevard. The funding for three permanent lanes and one temporary lane of the required six-lane section has already been committed by another source. However, the riff 8Z-O09 4637 Chabot Drive, Pl ExHip s. r. ,r ��f �f�s lY� v. ` •I �y Fd�rsl� � 7 �� ..af :ft it V Co ♦Y r��y Kf 3 4 t 0'a�tr•. g'"S V!i� i' ,,,t r 'I ig r/! f i J ( • .r rC r ! ! .,f �,;?t�j✓ rt I ; n.r .• . ! , - •w �+R r"�yri`s ��v�`i' ! k y�rY�� .r e r ..4.71:y F',J+'yw..r s .. "*04, � p"� • 3 �t'�".`g 1. ,s�'1-1,1 s, ++a,k1iSt7ff ' 47Y- y a..�`.hat,:`Sar..r r..J..,. ,. . s..,x. ta. ,-N '"rF. 'i..:1!_.'!.,,E..:.--.t:.S 6.61..�:.:!�':_.:..- 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 fec 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 ~ t1 F r r^'s r ,.r? 'r�'�9 it !!k,� , rsv - r .s' ,"fAi� r S ,. r r r�.!' Jet iM#i rtp`� /',r,�„t'�r m r Y rw-' .{.ri- r s $�Lr,Ii,+AA 11p,'•-• o r ' Y er r/c �ja.yji °jY �t j �i i+nf ��e • +<';,F� + " r:r r yrA `t� � h- e.4 fc s X7/14- �,1 fy Y,/ Y r f yr • .Jr `? �':; f� /"C a' a x :(Fro v,,,,,fi,/ , t > err ✓ .c e3-#jam! :i4r >4• _:•4 `Ix?,&+;. ` -y. r54 ,�4 4A'if,1-3 � ✓',.V. ;Xv.= .,5 r 3J,} ,r r� f r iJ -r•4i7),Of ri.,""``+F, / . r r dI• tc'r-r / f . _ - r+ e ; h !tP4" W sZ i, - -. ! 1 f' .Y l fw + .. .. , .. 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 S870,000 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 53,000,000 X 0.0016=$4800. 4 ,:;,41,13 i tir �.�j�' q,� • { Y.r ' . L JfiZ. ..���`yi�;: °' f�" Z � ei!LG'j/"Js �i yii.y� '' f `f� v f•1 s r•. .i � � .•444f4.114.. ,y fi i'..g�•.,�i�1f1 �3,r ,�F,� �,y..'. {� ���e(� ,7,.'./�s.��/%:7�,: 4,., �,,.>•i.ay r.; ✓,....n.. tu;,• :•;;0 v4'44 M s 1. b, ' ,:Y44 .f s�9 TiY✓��l�ak.:2 4/ .. - A 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 S3,100,000 X 0.004 = $12,400. and/md Attachments 157-001 • ,� � { E 1 ,1{,y,:; .r) y fj;.+ tir I 'bit;1-.7- a e f,-i -t, r / n�.![e y„`9,.�,rr F^.,.;ji. 4' 1 !lj"• ,iy r''� f vy„_� •%; co:.. , ,/ f,r�.A1a�� :4c�'IN.YV..ti';'. 0 Y '-.M %t/'' ;� l y'.✓liki.4- G/ ya I�+l+4f'.ia ff3 d t� 1l 1' ; rfl I y , If- ��.. 41 N1- 3'�• ' ..,t /�! �[7r,'j�YyYti,yyy(, +t'Vlk t 4 /,--i ''' 'v/1.i l .0,7,?! �tc.64$ ,n"y fir'%^ ,,Irktw �n rw, 7 .� fp� ,r/ *s4" [rf _:7�/t',.1 N f »'I j^4.11.7`, ' • t�ti1 yy �`l1 ,, 1/(;j 1.46' S'yl r✓,I1! ,o,,s `5.4•A. i ti ,-< 4p—,.4,ey,�.I+y+ • 1 ws .1,-.1 ( ,.r. '�Fd , �,'?`� Y i 0 }r., {�f Yt�f y` v �f�.l` r � a , i r: t�rt /t "J! �; t 4r. . 3 % !1 ,4jf, r/f'y,,, r �G� f i ,i,f� ;` ,,',19-•'Cexi. ..4'.i c r~,- I.l��`��'N fi, 4 r 1 t 5, .54 •,•,: ,.4T K'r +.f�-'fi r , �, .+ e� �� fI ✓rt;�r rt,yJ{ /� 'N/�,� ,� {�• i•J,- � �°jqf4�.d-:���^5�r� A ^+»N lrf�i . :/t''�,.F � 7�f , l I•f.!).it.,,1 ,` .j �"'� A 4�. J Qxr( Pti. .sX/: _ry j/.,rJ r .;.,;C Ji �,.,,,,7 �.� -; ct: (9 n . .� - 1, �: t(...Y *>tt>.r ' .;A c.J, ')�.i-Af g..,:.r f✓14'1 ir- li+y'.`' ram, r Y' •s 5�5'f+.iyd', ;r'V}. +i j 4 4 / '" ` s t .r. , r.�• •, 4 • a r[ �.�� ,ri✓y i � r rid% r t�'f{.iM1 ���; 5� � �.f.t •� J'i n'7 / „i/ i! � s• f ♦ •rs r 1t� r n ,� ✓ ✓ � f ✓`/(:e,;,.47r ,, 'j{!rtY.i/,.f4rl^s- �'r r N ? ,, .' 4 ! / :z� f lrl r,{ '✓ '! e•';• • ra I t•v r/ f"I' ti " '• t - r.. [ifi.' .aa• 1 l [.: .yy,�, f ark i 1, , ,9,,' `•4 .,4,i,1'ir,,: +t> ,tar.�a,(.4.r✓3ari,?qr-•:•-•4� f!r^'i f F!fI '�[,,,..' di`.�-• ii.0�ii,,�,'k&.,.G .r ;[ < f i..- 1 :E.z,iG :{i':iit w7r'1ligt V;lift41414' 'ri'�li 4 '�fb4'•` :.:i°3�'r'.'.'..4.f.:1fski'1t "7�'iiii ed...1z7.ri4 1.h``i:r"_i '->-it ' d ,... . ,.C,..;,,....,. . . . SIGNAL COSTS AMADOR VALLEY BLVD. AT AMADOR PLAZA Mobilization $ 600 Signal 63,400 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 • , .. j1. -,«Mt / �., 1'r. a`:- .''•'." .; ..y• • . .Jt' ! •lif.r'..... ,✓ S i .f./vyr-i.,1 (.i• I+,' '.; • .'.• • ' , '•! r/ fr 9y ,, a'Y t ij.r,. .9 ,r(� ..,..-rfyy71-,fe-A ,e,:.L '4' / `i" r� {,r �F J .4474+' /ir- f / s . • ,/', 4 i-; W �N,/,y w, f')r-•. /1J �t� c , :r r.Fes" r /la1• r I'! .tT�ii y' ins r I' ,;, i i� 4s-1 /�.ems � •1' ✓�:/ � 1�.4.�•x M'r y �'. � /Cf f>l� 'L.- � l'i.aS` �:4 / ;•,/j L t'., .Ki j4�wr���!F rrC,r�+7+��(�{ 1Y'� K .'�'i',f '�}'�''� y��'f a�'� �a<l t' 1.�i.+7/71 >•�. I J �`}�f!tJ '"ar" 4,. }� ,, 7 r1;4, ., "I;IU.r 5 ecs,/.. p `3/�,4•.y,,i;- //. .�r `wi_ r `fif .40, i.. 1� L , 2 , !. tr ,,, ,t. % t.. A ,., .ice' _i ',' ?'r!" rf:>' r ''''•r: �*A2K' l:441 N 4,1.' ;.mot =1.1 A,-i /,rl di rJ4 n:,,i �4, s.+ taf.�,t'L� ,, Y i V. ./. .J 1 .. c %,r� f" v rcL .i ft ✓'fr �.� ,V� t''' f i 'w L,U,.,, /b+ � , f .. �i/ r !�'',li -!✓�vdl !`d.Y i��/ �r/,,.d/�7r.J�.w•r }f � �t�iJ #ij r /J.t ,pf .,f�'t�y1( �er,fU} ��tiN.,tW�; i , , ,,' Y, rr . 11 -I+ , yJ , . J.. L yV 'S f y yW ��.� .* 3,�'.� ; i ., • I ( .=l 7 ) ,.f 1; AAA( ��+ ,zy -1 )ahl i 1✓', ! F 5,421 ! • -,,ri'fJ l,.Ni.� ...-,- •.;,.;41, tv�itr.,??,...�7J.E.?0& / .*&agiJ1d.0Jf' ..y !w 1 s.J _.i'.i1�Zc'Tlai:YJk/- r� I CITY OF DUBLIN MEMORANDUM Date: December 2, 1988 D E C a- 1988 To: Michelle DeRobertis, TJKM TJKM 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 i 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. 89 - 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 public hearings on December 19, 1988, January 17, 1989 and February 21, 1989; and WHEREAS, proper notice of said public hearings 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. [PA88-009.3:Reso PC (SDR) 2/21] 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 [PA88-009.3:Reso PC (SDR) 2/21] -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 reduced 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. [PA88-009.3:Reso PC (SDR) 2/21] -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 standard 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. [PA88-009.3:Reso PC (SDR) 2/21] -4- 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 requirements). 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. [PA88-009.3:Reso PC (SDR) 2/21] -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. 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. 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. [PA88-009.3:Reso PC (SDR) 2/21] -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 21st day of February, 1989. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director [PA88-009.3:Reso PC (SDR) 2/21] -7- • • 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. ` ; _.T A PA . oG9/3 51)42. 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 SERVICE 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 dougl_ cylinder de dbolt locks when there is a window within forty inches of the lacking 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 se':ur=d 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 spate or clearances provided for installation and operation. he 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. ARe ' # 1. ,t PPtg-B- •3 Dg.„ � P<.lo�N it i • ;:J 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 shalltbe 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 F4itik.X.ak.�f94NN4.tat4sxiwiS1a -; • �..a.eY�.r�caa���drr��,.�e-n�..:.u,a.::..� ,,rr.:��s��.r�.�tea:=;yaB�+�rraGwrx=...,�.r..a.n,4... / • garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in erection 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. •'i • S 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. • • i Ai ATT PR g-co 3 s Form: DP 83-02 1/7/83 } • 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. . w s... . .• ..4. .E • • 6 , SITE DEVELOPMENT REVIEW STANDARD CONDITIONS CITY OF DUBLIN All projects approved by the City of Dublin shall mc..t the following standard conditions unless specifically exercmted by the Planning Department. 1. Final building and site develouient plans shall be reviewed and aUoroved by the Planning Deoartrrent staff prior to the issuance of a building permit. All such plans shall insure: a. That standard ccarrrercia1 or residential security requirements as established by the Dublin Police Depart-eent are provided. b. That ramps, special parking spaces, signing, and other appropriate physical fcatures 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 fran direct. . offsite viewing. e. That all recnanical equip::ent, including electrical and gas rreters, is architecturally screened fran view, and that electricaal trans- forrers are either ur.dergrot,mded or architecturally screened. f. That all trash enclosures are of a sturdy ratrial (preferably masonry) and in hannony with the architecture of the building(s) . g. That all vents, gutters, downspouts, f lashings, etc. , are paint -.1 to rratch 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 improve:rents are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resu iffed to the Dublin Planning Deb nt for approval. i. That each parking space designated for caa.pact cars be identified with a pave--rent marking reading "Sall 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 hanrony 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. 1 fi1:+�' }r..7({^,,s`�.0 d } a +n f�tih�`�� y t1 ♦ ,. t y 1 •-}t +a 3.k t w,5 „v0. r ' tlt\y • .` ,. 1y t { yt++ `-- v� 4av+ ' r _ r > w . • • • v. 2. Final Landscape Plans, irrigation system plans, tree preservation tech- niques, and guarantees, shall be reviewed and ar.uioved 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 systm 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 hydroscoded with rer=rnial 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 shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on ail landscaping will be required red 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 caltblete 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%. .r, .. ,.i a.. r }.m 4 '•� t�yY.f a a � �t4.rMA�s : _ ,,Y � ^ tr • ir^ r �. ; +' ;s Ya sy - i' �• f i42.y T ✓ t,• 'Xi r"1`„}i r -'':F! "T�*y'#r'7 "„x - ..7 .2 yw '., .-,�y' •-r - • • CITY O F DUBLIN POLIO SERVICES 7 . STANDARD RESIDENTIAL BUILDING SECURITY RECCHENDATIONS 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 frcnt 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 moans 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 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. 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 matting rail. II. WINECS S a) Windows shall be so constructed that then the window is locked it cannot be lifted front the frame. b) Louvered windows shall not be used within eight feet of ground level, adjacent stairways, or other structures. • • s '� � bS'i"r'N'fig1kY :4x14 eyai^Fr i ``Q'"`x5 !{ T `:: f+, . e .. 4 • ,,ice•` ,1-r.` - .- • "off3.ka+ "''77 x R R J r nr G} � z�k �.uE x X r xi�x 3 4�1�f ..a...:d. •.1.(�a::.da.ux.<.,.. �..k is t. _...... ,_.... ._.,.. <...._ ;f�a.. • 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. YULTIPLE 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 pose at each vehicular entrance and main pedestrian entrance to the property in a location and of a size e ily readable fran entering vehicles. The directory shall include annunciation as required by the Fire Department. 10" 4'iT 44407-G11.7"7.A..AR"a?AsK.b vonet.tuWok r-.: a+a.sr.,.rymrxnurnrxmw;^r.,.ses.aw.....-..........-......».n.:ow-:..,.�........�.w .a .+*�.nx v�:..-..,.,....,.., ...........-..-�.....,...,.�.. -.... • • , I � 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 • !1 ' ye ' 41 1 Page 1 The objectives, principles and standards that follow or intended to guide thn applicant in the preparation of the Land Use and Uevelopm?i.t Plan and they will be used as the basis of the evaluation of the Land U,c 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 ccmnon 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) s!nuld 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 generally into large useable areas; but used also to buffer incompatible uses and provide corridors of space around and within developed areas to achieve a spacious character and convenient linkage to all parts of the development. 2. Useable Common Open Areas (that portion of Common Open areas that reets criteria (1, 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 intensity portions of the development; • b) Adequate in size and configur'tion to arcccnodat_ a aide range of recreational activities whether saecific recreational areas or facilities are provided initially or in the future. • -1 Page 2 3. Recreational Areas should be: • a) Designed to provide for a wide range of recreational experienc.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 general 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 advantaces of usino 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. I1, BUILDING SITE DESIGN A. Principles: 1, owellina 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 harm,n uus .rlatinnship 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 sheet traffic-in order to provide well planned streetscapc 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 (10) .feet 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) ; . (Ho yard required a building shall be used to satisfy the yacd 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; 1 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; 1 Page 4 �. , At least 70 useable sq. ft. in area and measure not less than - 8' to width or depth for dwellings located above the ground floor. III. DESIGN PRINCIPLES AND STANDARDS FOR RPD ACCESS WAYS 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, I.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' • 2Design 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 neire than 300 ft. in length. . 4. Horizontal Curves: Speed Ranger mph Lane Centerline Radius 10 - 15 mph 30'1 15 - 25 mph 50' 25 - mph NA 1 Where emergency vehicle service necessary = 40' . minimum; right angle turns a 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 particular RPD design concept. Parkin.] 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 adioininq travel lane: Speed Range of DHV Stall Back up Travel Lane Width/00'th -(includes travel lane area) 0 - 15 mph 0 - 20 9' - 20' 25' minimum 20 - 50 9' - .20' 28' minimum 15_25mph Perpendicular Parking Not-Permitted 7. Sidewalks and bicycle ways should be provided at locations within the RP() 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, separated 10' wide adjoining by parkstrip roadway 1Park strip is 2' wide except where additional width is required for landscaping. 8. Curbs and nutters, shoulders, slope and utility easements: Should be 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. E. Illustrations of standards: Following examples are of some typical access way cross sections that may occur in RPD's through use of the preceding principles and standards. 19T0TAL WpR Ii O.5' 9 E. Q5' • 1 v t 6 �+- • . 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 ?S.ra'TOrA WIDTH a; 3,4 10' i, ►o' S' 25 4�� , 15 - 25 speed and 50 - 100 DHV • Parking one side • Sidewalk one side • (P,u,E . varies) Are,5'CTF _ wl ,Th 28, 0,5' II— 10' 1 C, - g, 20' Curb be-A ' , 0 L 6 45, • . 0 - 15 mph speed and 20 - 50 DHV traffic ▪ Parking at right angles in bay open to access way I T- CT" . WI DT't id +�� �s 2,5 a)' lo' 10' 9' 2,5,,,4, era's I 1 jjriffi L • Speed to 25 mph, traffic 50 - 100 DHV Parking both sides Sidewalks both sides ;and separated by parkst ri p . Bicycle way provided, separated by planter strip • Slope casement ore side (varies) 1r3 • • _ .. 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 dwellings. B. Standards: The walkina 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. Gradina. 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. 1 3. All utility installations installed in and for the purpose of supplying service to the development shall be underground. 4. The appeal and 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 Plan 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 orea 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 ore stocked and other design elements ore introduced to increase openness and privacy and where special amenities, such cs 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. 2. Parking: One of the two parking spaces per unit required by zoning should be located as close to living wits 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 odditional use. One space per unit should be covered. In addition • a • j • Condominium Guidelines Page Two • to the two spaces required to serve each unit, guest parking should be provided at 1 space per 2 units for units up to 1,000 square feet and 1 to 1 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 on 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 areas: Each ground floor unit should hove 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 londsccping 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 adjacent 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 hove been mei on the basis of tests performed in each unit by a Professional Engineer specializing in acoustical engineering. 8. 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 oll project buildings in accordance with Title 24, State of California Administrative Code, or any changes mode thereof. • • a f t f a < 5 r.a✓ 6 . :y, ? J . . r y h•; ,,., Y r'-1 - a er t vy f i —! .. .. f �'��f�f�M ..yf sae �y a� 911 Y..y Y i]. 9'i�a / / y i . . ,.. „ .. v haw l..JRZ.w' ;:ayra,... .. .s f _y_s aa...........+ ".L-u'.' �.�..•'ii. fA"'�'". ..... v.,.Sva..i..,rw #Ya. .vv..:'Ss>:..wr �:2'. ..•rl , • as i ' Condominium Guidelines Page Zhree 10. Physical condition of housing to be converted to condominiums: The project as a whore sf i[d be in good repair when offered-for sole. 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 ore 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 ore free of infestation and structural damage caused by pests. (e) Deodbolts (flush mounted variety with I" "throw" into the jamb) should be installed in entry doors of oil units. • Deodbolts (flush mounted variety with I" "throw" into the jamb) should be installed in entry doors of all units. • i 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 ore 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 irriaation systems) and fire hydrants should be maintained by the r. f � .ti. .LS-,".myel:itkt 'Sy Itt,...d•f&iir.�rd' ,. ..-. . ,.e, .. .. _... ._ ... .. _ .. .. ..d 1 • Condominium Guidelines Page Four I 1 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 eoch 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 occordance 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. Ploy 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 hondicops, or renters who for other reasons are likely to have great difficulty relocating, ore 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. F'. c. Moving expenses to a maximum of $500 are to be provided to renters displaced by the conversion. • 3 • 9.rC;s • en yam'. .r, .. Y ._.:. ., .� __.... a :._.. .'.. _.. ..., ...s,-. .i.%�Fu� �iVf..'l-r.S! •�.'d^• .�V.JS'§f►U#YilhlY..�FA�F:i.;r':«8.s,ic.=^.Li2�#-r .a Y L..1/.¢ t- ♦ . Condominium Guidelines -• — - Page Five 15. Rents for tenants residing for at least a full year in a project considered for conversion shall not have been increased more than the increase in the Cons•:-,-r's Price Index for that period. No -"i 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 occompanied 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: (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. • • r z i • ..._ .- .... :.. •.i.r_ '.�...- _3-.._.,,,..:,.a...t,.�--....•,�* r..,�'-tea, ..b_�.:..,, . .�-,a... ..:"?', .. :.C... - .z...�. .� :.. ... .... ,. .. .i .' y • THE CITY OF DUBLIN P.O. Box 2340 (415) 829-4F,Q0 Dublin, CA 94568 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT • T 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 )_=-... 7.......-44 _:. . -4,I ' tt. PA S8-oog,3 SOP_ Form 83-05 1/83 VV !!�W DC' 1GHERTY REGIC`)AL �Q SO Qs FIRE AUT HORITY OP a a � 9399 Fircrest Lane /' ei os0 San Ramon, CA 9483 (Telephone) 415-829-2333 November 10, 1988 • :C i E • D. Trudi Ryan NOVV 1 •' 13.3 Project Planner D.tl$ City of Dublin ' /ANN4G. 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 PA SS-oo9. 3 s - • • 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, TOM HATHCOX, Fire Marshal TH/liw 2 o r Y o ` C�Qc �c b0X7 -89 141* . ' • � � ` ,. , , ., • . , , °p ♦ . ° . - P , \,,,: r. �y<-riiiiiswier ' d . .., • _. - ... 4.1,1410, ,-106.4.044"- . ...,,6). , . . ., ,, .. .. ,. \ . : , . .. . ._ , „,,„..,„ ,..) ,...„, , 4 • ...:.•. . , . . . , ...- .. ., . , . .. . . j it, ,,,,,„ .. , . .. ,.. , „,............-‘, „..,,,, ...: „..!. .. ..., .‘.._. ., . . , . 41461 0 da ..4 • 4iø % ) . �� Niii.,wililiz .d d .1 �y y ♦. r �"�� ---V— i_ _ _ ♦ ` •. i - � - _..- - .)IITf N[!- _I'(1R �'-_._ •` .. .V CN TUI/A~� • L ' F O - _. ilk • ? \` 11166Arhihtp,„ __.. ....____ ,,, . - - . — /7- , 4, . • c;`).. Ilirr b. > • 1 f °.5 ', l,t.t 1,,11•r .000/I0(TY ♦ ^• . . M . . — • • ♦• 6300 •♦ • I • o 59).000 ♦ w . ♦• o • 0 J _ r1100 _.... 1aC . 00 _Qo ?op - -boo - �� - - (o s (oft " .. , ham. y. .a "�'t.' 3s�fw� tS:wsd:�0�ka'e�id1�+e1u�..cu+m....a...•.+;: .t._.........:«n_ ..•n:..,!i.:.s.:..m'.,.::+d...w........,.<.,... _ ,.....,._....>_.., ... _. ......, ... v` R E S p0RG rs1. ,,. �Fs ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT a0NP� :111117111r 5997 PARKSIDE DRIVE 1 PLEASANTON, CALIFORNIA 94566 / (415) 484-26 �NAGEO- May 23, 1988 Ms. Trudi Ryan, Project Planner Line F City of Dublin P.O. Box 2340 FJ .Y � � Dublin, CA 94568 Re: Heritage Commons/Tentative Tract 5883 ti D Dear Trudi: DUBLIN PLANN'N'G 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. • 4, PA- 88-ooR, 3 SD t 1 5 y Y ' + Y r a £_ • • • • s,.�;..�z%:::�.�,�..---_..:a:.:.:__.�..r:.....::vrY.:......;.;---.Ja ' - _.._. ..�......_._...r,.......... • Ms. Trudi Ryan, Project Planner May 23, 1988 Page 2 Please feel free to give Dennis Gambs a call if you have any questions or comments. Very truly yours, Mun J. Mar General Manager F � • v By ;;7----- ; Vincent Wong, Manager Environmental Resources Division VW:DG:bkm Enc. cc: Lee Thompson, City of Dublin Carl Steinberg, The Casden Company • Mitch Moughan, Bissell & Karla • • • • • • • 4pa� t E . {,� gso.+ x{. � '� _,s { ss ` �^ -...' <� • • > 1... yys, ,:1t{ gg4 .i,. P= ?" N 'T1F . �.� 4 ♦. ° •%'S°a "¢�� �., s 4 e ♦ • ." ?' e .3 a'"'+,r'1rcax� k� a • 4 �=r- 'y'r`.a. '_nT�.c `*' _'id�:. �?• - e ?t: ` •• ray �1x*w�w. fi gi..S. Yt "� 4• 0i �� -> 7 -2 7/7 ti,\, /, ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT ) , 5997 p4 c:v S,DE D?,VE / p..EASANTON, CAL►FORN!A. 9�566 1 (415! '5 -260C 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 recommendations 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 Std. Dwg. SF-605. • i 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 ACFC&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 char-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 Revegetatioa Manual. Landscaping may be established by hand watering or drip irrigation, however, 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 shoving 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:bkm Enc. cc: Mike Taylor, Bissell & Kern Larry Tong, City of Dublin Lee Thompson, City of Dublin Jim Boren, Zone 7 RECORDING REQUESTED BY: WHEN RECORDED, PLEASE MAIL TO: I E C E I Y. E D. Pettis, Tester, Kruse & Krinsky NOV 5 Y87 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 302\87090048.AGR ATTACHMENT74 SNP 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 I reasonable time after notice of such entry and purpose of not 4H 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 1nl\n7nann4n.nra • 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 3 complete compliance with representations, covenants or agreements contained herein. No waiver, modification or change shall be 3 09/30/07 10532-00010 In,\ningnnan_nrn • . 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.pr 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 09/30/07 10532-00010 aas's,•�•i iY.wtza...t • • STATE OF CALIFORNIA ss . COUNTY OF ALAMEDA On , before me, the undersigned, a Votary 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 ] • 09/30/87 10532-00010 lnik ninonnan _ Ar,R CITY OF DUBLIN - Development Services PI, Planning/Zoning 829-4916 P.O.Box 2340 Building&Safety 829-0822 Dublin,CA 94568 Engineering/Public Works 829-4927 January 19, 1989 Mr. Mike Nave • City Attorney Meyers, Nave, Riback & West P. 0. Box 208 Burlingame, CA 94010 RE: PA 88-009 Heritage Commons (FCN #32175) Dear Mike: - On January 17, 1989, the Planning Commission held a public hearing on a 206 unit apartment/condominium project. The January 17, 1989 hearing was continued from the December 19, 1988 hearing with a request for more information on, among other things, right of access to the subject property. The subject property (PA 88-009) is a 17.45+ acre site located south of Amador Valley Boulevard south and east of Stagecoach Drive (Enclosure 1). Stagecoach Drive is a private drive which services a project known as Heritage Commons. Heritage Commons, a 5+ acre 73 unit condominium complex was originally approved as the first phase of a Planned Development when the property was part of unincorporated county (1497th Zoning Unit, Enclosure 2). The remaining phases are the same lands as PA 88-009. Approvals of the 1497th Zoning Unit included plans for an additional 230 units located on the remaining lands, with access provided via an extension of Stagecoach Drive which would loop around and connect out to Amador Valley Boulevard. • The issue which arose at the December 19, 1988 meeting was whether or not this new application (PA 88-009) had the right to use Stagecoach Drive for access to their property. The project applicant provided the City with copies of a Grant Deed reserving an easement, the Final Amended Tract Map 4950 (which covers both the existing Heritage Commons development and the subject property - PA 88-009), excerpts from the CC&R's for Heritage Commons, excerpt from the Final Public Report for Heritage Commons, and the title report for the subject property (Enclosures 3-7). Planning Department Staff reviewed these documents and was satisfied as to the existence of an easement for ingress and egress. [1/19.1] ATFLIIIEtIT V I PA 88-o09 _ STAFF fzEPo f- At the January 17, 1989 hearing, Mr. Michael Hughes, an attorney for the Heritage Commons' homeowners, contested the validity of the easement to the subject property. Mr. Hughes believed the easement to be only for Maximillian Manufacturing Company and that it was for a third property (not Heritage Commons or PA 88-009) . Due to this disagreement in the ownership and location of the easement, the Planning Commission has asked that the City Attorney address three concerns. 1) Who determines whether an easement/right of ingress and egress exists for the subject property? 2) Does the City Attorney have this right/ability? If yes, given the available information can the City Attorney make this determination? 3) In absence of a legal determination on the easement, does the Planning Commission have a legal right to make a decision on the project? The Planning Department Staff would like you to respond to these questions. Also, what, if any, additional information is needed to make a determination? The Planning Commission continued the hearing to February 21, 1989 at 7:00 p.m. They requested that legal counsel be present at the hearing to answer any additional questions which may arise. In order for the Planning Staff to prepare an agenda statement for the February 21, 1989 meeting, we would need the legal opinions by Friday, February 10, 1989. If you cannot complete the analysis in this time, we would appreciate a call to let us know when we can expect a response. If you need more information on this project, please call me at 829-4916. Sincerely, - 411014Z Trudi Ryan Project Plarne TR:ga Enclosures [1/19.2] fet MEYERS,NAVE,RIBACK&WEST MICHAEL R.NAVE A PROFESSIONAL LAW CORPORATION SAN LEANDRO OFFICE STEVENS.MEYERS 1220 HOWARD AVE.,SUITE 250 GATEWAY PLAZA NATALIE E.WEST E LIZABETM H.SILVER BURLINGAME.CALIFORNIA 94010-4211 777 DAMS STREET.SUITE 300 SAN MICHAEL S.RIBACK (415)348-7130 (415)54ANO51-43) 50 577 35140 MOLLY T.TA MI FAX(415)342-0886 FAX(4151351-d401 ANNE E.MUDGE MICHAEL F.RODRIGUEZ MARIN OFFIf,F 1202 GRANT AVE..SUITE E OF COUNSEL NOVATO CA 94945 THOMAS F.BERTRAND (415)892.887B REPLY TO • Burlingame Office MEMORANDUM TO: City of Dublin Planning Commission FROM: Michael R. Nave, City Attorney RE: PA 88-009, Heritage Commons DATE: February 14, 1989 At the Planning Commission's January 17, 1989, public hearing, a question arose as to whether the applicant, Coast Fed Properties, has a legally valid easement for ingress and egress over Stagecoach Drive to serve its real property to be developed as the Alamo Creek Apartments. I am satisfied that it does. Background The subject property (PA 88-009) is a 17.45+ acre site located south of Amador Valley Boulevard south and east of Stagecoach Drive. Stagecoach Drive is a private drive which services a project known as Heritage Commons. Heritage Commons, a 5± acre 73 unit condominium complex was originally approved as the first phase of a planned development when the property was part of unincorporated county (1497th Zoning Unit).. The remaining phases are the same lands as PA 88-009. Approvals of the 1497th Zoning Unit included plans for an additional 230 units located on the remaining lands, with access provided via an extension of Stagecoach Drive which would loop around and connectwEtC E I V. E D to Amador Valley Boulevard. Questions FEB 161989 DUBLIN PLANNING 1. Who determines whether an easement/right of ingress and egress exists for the subject property? Ultimately, a judge would decide whether there is a valid easement for ingress and egress over Stagecoach Road. Absent litigation, attorneys can interpret the documentation R eB OfX) -9fApp-Re-'Ftgr MEMORANDUM TO: Planning Commission February 14, 1989 Page 2 and status of title. It is my opinion from a review of the pertinent legal documents that the easement is valid. However, if the Homeowner 's Association disagrees with the interpretation of the applicant 's attorney and the City Attorney, the Association can sue for a determination of the validity of the easement. 2. Does the City Attorney have this right/ability? If yes, given the available information, can the City Attorney make this determination? As mentioned above, the City Attorney can give an opinion to the Planning Commission regarding the validity of the easement. My opinion is that the easement is valid. However, if challenged, a court would ultimately determine the validity of the easement. 3. In absence of a legal determination on the easement, does the Planning Commission have a legal right to make a decision on the project? The Planning Commission has a legal right to make a decision on the project with or without a legal opinion. The Planning Commission may desire to condition its project approval by requiring the applicant to obtain a final judgment which declares the validity of the easement. However, I do not believe this is necessary. MRN: jar CITY OF DUBLIN AGENDA STATEMENT Planning Commission Meeting Date: February 21, 1989 SUBJECT: Abandonment of a Portion of Betlen Drive EXHIBITS ATTACHED: 1) Resolution 2) Plat of Street Area Proposed to be Abandoned 3) Location Map 4) Portions of Approved Landscaping and Fence Plans RECOMMENDATION: Adopt Resolution finding that the proposed street AAA-/ vacation is consistent with the General Plan. FINANCIAL STATEMENT: None. DESCRIPTION: This item was presented at the Planning Commission meeting of February 6, 1989. The Planning Commission continued the item in order to have time for further discussion. Consequently, the City Council continued their public hearing to the meeting of February 27th. The Planning Commission had questions regarding the final treatment of the site as to fencing and landscaping. As part of the Site Development Review for the Pulte development (Tract 5777), Staff has approved a landscape and irrigation plan for the front of the site, as well as a six-foot-high redwood fence and gate to screen the parking lot (see Exhibit 4 attached). Staff will present a full sized set of plans at the Planning Commission meeting for the Commission's information; however, as this plan has already been approved at Staff level, there is no action for the Planning Commission to take at this meeting. It should be noted that this agenda item is being presented to the Planning Commission for a decision as to conformance to the General Plan only. The Commission's deliberation should be confined only to the issue of whether this street should remain as public right-of-way for extension in the future or whether it should be terminated as no longer needed for circulation. A review of the background of this item is as follows: When the right-of-way of Betlen Drive was originally dedicated, the street ended at the boundary of Tract 2534 (adjoining Valley Christian Center), as shown on Exhibit 3 attached. When Tract 5777, the Pulte Homes development (Hacienda Heights), developed, the westerly end of Betlen Drive was constructed as a knuckle cul-de-sac at its junction with Las Palmas Way. This configuration leaves the remainder of the end of Betlen Drive as excess right-of-way. The area to be abandoned is approximately 0.16 acres. If the abandonment is approved, this excess right-of-way will revert to the owners of the adjacent properties - from the centerline south to Pulte Homes and from the centerline north to DSRSD. Pulte has stated that they are not interested in utilizing the property as part of the Hacienda Heights Development and plan to quitclaim the property to DSRSD. DSRSD is interested in using this area as a parking area to service their water reservoir. The area would not be used to store vehicles or equipment and would be screened by a six-foot fence. It is anticipated that this use would not have a negative visual impact on the neighboring properties. ITEM NO. 9• / COPIES TO: Section 65402 of the Government Code states that if a General Plan has been adopted, no real property shall be vacated or abandoned, until the location, purpose, and extent of such street vacation or abandonment have been submitted to and reported upon by the Planning Agency as to conformity with said adopted General Plan. This stub end of Betlen Drive cannot physically be constructed through the Valley Christian Center and has been closed off by providing a knuckle cul- de-sac into the Hacienda Heights development (Pulte Homes, Tract 5777). In addition, Betlen Drive is not indicated as a through street on the City's General Plan. Staff recommends that the Planning Commission make the necessary finding of conformity to the General Plan so that the City Council may hold a public hearing on February 27, 1989. -2- RESOLUTION NO. 89- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN FINDING THE PROPOSED ABANDONMENT OF THE WESTERN TERMINUS OF BETLEN DRIVE TO BE IN CONFORMANCE WITH THE DUBLIN GENERAL PLAN WHEREAS, Betlen Drive was originally constructed as a stub street to the west in anticipation of additional development requiring public street access; and WHEREAS, Valley Christian Center was developed at the end of Betlen Drive but obtained access from Dublin Boulevard rather than from Betlen Drive; and WHEREAS, Tract 5777 reconfigured the end of Betlen Drive to recognize the fact that this street will not be extended to the west; NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission finds that the abandonment of Betlen Drive westerly of Las Palmas Way is in conformance with the City of Dublin General Plan. PASSED, APPROVED, AND ADOPTED this 21st day of February, 1989. AYES: NOES : ABSENT: Planning Commission Chairperson ATTEST: Planning Director EXHIBIT I 21 ,,- /I--- 2i11- If YI0.1 PH G �� f r3?!:3 3��J NA O n D 'ISSEMOZ /ES DF GO0 ..m WZL EY CHR/SRUN CEIVTEk' `� N N �o �I N 0' 47' 50" E % G 4. 00 ' N O' 47' 30" E 64.00, / � I y NO O � Q C9 0 n o TI N /Ong I II ` O � -- I I w 0 4i cc > - m - ,I � m l9 LAS FALMAS WAY �E2 y �Im rn� 94/ - // 7 - /4 VALLEY CHR|ST|4N ----- ��N|�� AW Dal No SCAL-e— ' ��T7,�^ \ HAP --- � f-^^| ���r�� }~1+��--� � - - ' | , ^ / - N n 0 O n � Z � Z � � p � g N Z O EXHIBIT 4 BET Z -1 cn zm£ �d O rnb:a: m A I% U Z Y/ 4 to m it o � 3° fit 3 •i: rn A O U� m III 3�-Co'� --�• —( T_ — C� 7t1 G � W �Nm — c0r- \i i 0 . "ll a m ° z mil" 0 NORTH PLANTING -PLAN PLANTING LEGEND, PLANTING SCHEDULE. BOTANICAL NAME -- SYMBOL COMMON NAME SIZE TREES LIQ STY LIQUIDAMBAR STYRACIFLUA 'PALO ALTO' 15 GAL. AMERICAN SWEETGUM 7' X 2' PIN HAL PINUS HALEPENSIS 15 GAL. ALEPPO PINE 6' X 3' SHRUBS CEA CON CEANOTHUS CONCHA 5 GAL. WILD LILAC NER OLE NERIUM OLEANDER 'PETITE' PINK' 5 GAL. PETITE OLEANDER OSM FRA OSMANTHUS FRAGRANS 5 GAL. SWEET OLIVE GROUNDCOVER GAZANIA 'MITSUWA YELLOW' FLAT GROWN CLUMPING GAZANIA 12" O.C. t�4'�TU�• 3�L.GU� 5TU3 10, ANC VAL-v F--- IRRIGATION PLAN- IRRIGAT -10 ND 'SYMBGL-..�>MA UFACTURER MODEL'N0. DESCRIPTION " 'ARC RAD PSI GPM DETAIL RAINB1Rp =' �806-15 VAN-E 6'.' POP-UP, ,', 22.50 15' 30 . .47 I n �f - VARIABLE ARC ¢ }�. NOZZLE �RAINBIRO' 1806-10E-LA 6" POP-UP LOW ANGLE 9600 10' 30 1.57 ® o lOH-LA 180° 120° .79 .52 L-3 p�4 IOT-LA 90' :39 ® U 10Q-LA O !PEPCO; 5633-HIGH FLOW QUADRA BUBBLER 2 .. 4 OUTLETS TLETS OUTLETS 30 .16 . 32 , E L-3 O - - - %RAINBIRD ' ' 3RC QUICK,COUPLER L 3 / ® ,RAINBIRD 'WATTS ►4 100 PE-1 U5B ® .FEBCO 825Y-1" ElRAINBIRD `. RC-4C PEPCO P-QB-TUBE CLASS 200 PVC . SIZE AS NOTED ,SCH 40 PVC ';SIZE AS NOTED -_ ---_ SCH 40 SIZE AS NOTED STATION NUMBER VALVE SIZE 7.GPM- REMOTE:; CONTROL, VALVE„ PRESSURE REGULATOR G L-3 REDUCED PRESSURE— I BACKFLOW PREVENTER ELECT ROMEGHANICAL. CONTROLLER � EXTERIOR WALL MOUNT QUADRA BUBBLER TUBE LATERAL LINE W/12" COVER (18" UNDER PAVING) MAINLINE W/18" COVER (24" UNDER PAVING) IRRIGATION SLEEVE i\ CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: February 21, 1989 TO: Planning Commission yy}� FROM: Planning Staffc455 SUBJECT: PA 87-031 East Dublin General Plan Amendment/Specific Plan Studies and Environmental Impact Report. Review of the Preliminary Draft Goals, Policies and Objectives of the East Dublin General Plan Amendment Study GENERAL INFORMATION: PROJECT: PA 87-031 East Dublin General Plan Amendment/Specific Plan Studies and Environmental Impact Report APPLICANT/REPRESENTATIVE: City of Dublin LOCATION/ZONING: The East Dublin General Plan Amendment Study Area contains approximately 7400 acres extending from both sides of Tassajara Road, east to both sides of Doolan Road. The study areas' north boundary is the Alameda/Contra Costa County line, while its south boundary is Interstate 580. The lands are owned by numerous individual property owners and are for the most part located in unincorporated Alameda County. The majority of the area is zoned Agricultural, except for portions of the Alameda County property, which is zoned Planned Development District per an agreement between the County and City ENVIRONMENTAL REVIEW: In conformance with California Environmental Quality Act Guildelines, an Environmental Impact Report is being prepared for this project NOTIFICATION: Public Notice of the February 21, 1989 review session was published in The Herald, mailed to adjacent property owners, and posted in public buildings. BACKGROUND: At the meeting of February 6, 1989, the Planning Commission received the preliminary draft Goals, Policies and Objectives of the East Dublin General Plan Amendment Study. The Commission was asked to review this document and comment on it at tonight's meeting. After hearing Staff's presentation and public input, the Planning Commission should discuss and provide comments on the document, then recommend it to the City Council for review and approval. The Commission should provide the Council with clear direction regarding the content of the document and any recommended revisions to it, if necessary. It should be noted that the preliminary draft goals, policies and objectives are subject to possible future refinement, modification or deletion in order to produce the desired mix of land use designations. COPIES TO: Sponsoring Property Owners ITEM NO. I. File PA 87-031 GENERAL PLAN OVERVIEW Preparing, adopting and maintaining a General Plan is a State requirement all cities must meet. The General Plan serves to identify the City's physical development, environmental, social and economic goals. It states the City's policies on the maintenance and improvement of the existing environment. It identifies the locations and characteristics of future development. It analyzes local conditions including opportunities and constraints affecting community development. It provides citizens with information on their community, thus allowing them to understand and participate in the planning and decision making process. It also establishes a basis for subsequent planning efforts such as the preparation of specific plans and other special studies. There are seven mandatory elements of the General Plan. These include land use, circulation, housing, conservation, open space, noise and safety. Within each of the elements are statements of intent which serve to set forth principals and standards for development as they pertain to the planning area. These statements are called goals, policies and objectives. Goals, policies and objectives are the framework upon which the General Plan is built. These statements provide direction on the type of community to be created. ANALYSIS Staff suggests that all of the goals, policies and objectives shown in the draft document be fully considered. Staff and WRT have worked together to modify the document to bring it to its present state. We now need your input and direction on the document. Please consider all comments received from interested agencies and the public. Below, Staff has identified issues the Planning Commission should consider when reviewing the preliminary draft goals, policies and objectives. Under each set of issues are a number of Staff derived statements. The Commission should select goals, policies and objectives that adequately address each of the statements. Staff suggests that the Commission discuss each set of issues, one at a time, for clarity and understanding, prior to moving on to the next set. LAND USE ISSUES (see pages 3-13 of the Preliminary Draft Goals, Policies and Objectives) 1. Provide opportunities for residential land uses, including high, medium and low density projects as well as large lot estate development. 2. Provide opportunities for commercial land uses including neighborhood commercial, arterial commercial and major commercial centers. 3. Provide opportunities for office, industrial and business park land uses. 4. Provide opportunities for open space and agricultural land uses. 5. Provide opportunities for public facility land uses, including but not limited to, schools, neighborhood/community/regional parks, police and fire protection facilities. 6. Strive for a well balanced mix of the land uses mentioned above. 7. Provide opportunitites for mixed land use projects. 8. Provide opportunities that will result in an adequate jobs/housing balance in the City. 9. Provide opportunities for developments that pay their own way with respect to infrastructure and public facility improvements, thus never allowing these developments to become a fiscal burden on the City at anytime. 10. Provide opportunities for planning that assists in meeting regional as well as local needs. 11. Provide opportunities to phase development so that it occurs in conjunction with public facility support services. [PA87-031:Ag Stmt PC 2/21/89] -2- CIRCULATION/TRANSPORTATION ISSUES (see pages 14-18 of the Preliminary Draft Goals, Policies and Objectives) 1. Establish opportunities for an effective transportation/circulation system serving the entire general plan study area, existing Dublin and the region. 2. Require that new development pay their fair share of planned roadway improvements. 3. Phase development with transportation/circulation improvements to ensure a functionable and efficient transportation/circulation system. 4. Provide opportunities to expand all types of public transportation improvements to serve the area. OPEN SPACE, PARKS AND RECREATION ISSUES (see pages 19-22 of the Preliminary Draft Goal, Policies and Objectives) 1. Provide for the conservation and management of natural resources and open space areas. 2. Ensure the maintenance of high quality riparian habitats, woodlands, open space areas, creeks, streams, etc. by designating these as open space. 3. Provide greenbelt and open space buffers within and around East Dublin and establish policies to assist in preserving these areas. 4. Designated, undevelopable grazing and agricultural land as open space areas. 5. Where feasible, maintain steep slopes (in excess of 30%) and areas of significant land sliding as open space. 6. Allow for the protection of land owners that wish their lands to remain in agricultural use. 7. Maintain ridgelines to the greatest extent possible, while at the same time providing for the allowance of some sculpting of slopes in order to accommodate construction that can be effectively engineered to allow some development on these sensitive areas. 8. Establish a parks and recreation system for the entire general plan study area to serve future and existing Dublin residents as well as the region, including provisions for neighborhood, community and regional parks and recreational facilities. 9. Require payment of park in lieu fees to support cost of developing new parks. PUBLIC FACILITIES (Safety) ISSUES (see pages 23-25 of the Preliminary Draft Goals, Policies and Objectives) 1. School, park, police, fire, water, sewer, storm drainage, electrical, and other appropriate services must all be provided to support land uses planned in East Dublin. 2. Allow development of lands within the general plan amendment study area by phasing development in conjunction with infrastructure and public facility improvements. 3. The cost of infrastructure and public facility improvements should be paid for by developers and must be non-burdensome to the City. 4. Coordinate construction of public facility and infrastructure improvements under the direction of agencies controlling the construction of those improvements. HOUSING ISSUES (see pages 26-29 of Preliminary Draft Goals, Policies and Objectives) [PA87-031:Ag Stmt PC 2/21/89] -3- 1. Achieve and maintain an appropriate jobs/housing balance in Dublin and provide assistance towards balancing the jobs/housing imbalance in the Tri- Valley area. 2. Provide various densities and a wide range of affordability with respect to housing types. 3. Establish and maintain an appropriate multi-family, single-family housing mix for East Dublin. 4. Provide housing opportunities for the elderly, handicapped, and low- income households. 5. Achieve a residential environment that offers a high level of choice, efficiency and quality of life for all persons, regardless of race, religion, origin, sex or other similar factors. 6. Allow mixed use residential land development opportunities. CONSERVATION ISSUES (see page 30 of the Preliminary Draft Goals, Policies and Objectives) 1. Maintain and enhance streams, ponds, springs and other important natural resources. 2. Minimize man made improvements on significant or sensitive environments. 3. Regulate grading and development adjacent to significant or sensitive environmental areas. BIOLOGICAL RESOURCES ISSUES (see pages 31-32 of the Preliminary Draft Goals, Policies and Objectives) 1. Preserve and enhance wetland areas and habitats of sensitive species of plants and wildlife by designating these areas as open space. CULTURAL RESOURCES ISSUES (see page 32 of the Preliminary Draft Goals, Policies and Objectives) 1. Identify, protect and where possible, preserve areas with special archaeological and historic resources by requiring achaeological studies with recommendations prior to development approvals occurring. NOISE ISSUES (see page 33 of the Preliminary Draft Goals, Policies and Objectives) 1. To the greatest extent possible, minimize noise exposure from outside sources for all land uses. 2. Guide development so that noise standards established for the Dublin General Plan can be complied with in East Dublin. 3. Recognize Livermore Airport, Camp Parks and I-580 as major noise producers and plan attenuation features appropriately. RECOMMENDATION: FORMAT: For each set of issues identified in the Staff Report: 1) Hear Staff presentation. 2) Question Staff and the Consultant. 3) Hear Public Input. 4) Discuss and provide comments on the preliminary draft goals, policies and objectives. For the entire Preliminary Draft Goals, Policies and Objectives 5) Forward the document with Planning Commission comments and recommendations to the City Council for review and approval. [PA87-031:Ag Stmt PC 2/21/89] -4- ACTION: Review and comment on the preliminary draft goals, policies, and objectives, then forward them with recommendations to the City Council for review and approval. ATTACHMENTS: Please refer to previous Exhibits and Attachments from the Planning Commission Staff Report dated February 6, 1989. Refer to the Environmental Setting document provided during the February 6, 1989 meeting. Background Attachments: Attachment 1: Written Response from John DiManto Attachment 2: Written Response from Donna Ogelvie Attachment 3: Written Response from John S. Wong Attachment 4: Written Response from Henry and Carolyn Morgan Attachment 5: Written Response from Tassajara Valley Property Owners Association [PA87-031:Ag Stmt PC 2/21/89] -5- THE DUBLIN LAND COMPANY February 13 , 1989 Mr. Rod Barger Senior Planner City of Dublin P.O. Box 2310 Dublin , CA 94568 Dear Mr. Barger: The Dublin Land Company representatives have reviewed the Preliminary Goals, Objectives and Policies report. We have great interest in the entire study area. However, we will focus mainly on the highly visible and potential commercial and professional business park lands located north of I-580 between Tassajara Road and extending easterly toward Croak Road. Our comments are based upon our vast experience in the development of major business parks and the construction and development of significant retail and commercial centers throughout the Bay Area. The following comments represent the majority of our response to your request with regard to WRT Draft Goals, Policies and Objectives. Page 3 A-1 We support the plan to extend Dublin Boulevard as the primary east-west link and strongly urge the City of Dublin to intercept the draft EIR now in process for development of Alameda County Santa Rita properties and require the County to construct portions of East Dublin Boulevard commensurate with various land use permits as outlined in their preliminary draft EIR. Page 4 1 .2 Control the design and type of development and require careful recontouring of existing topography. 1 .3 This should provide for the proper placement of buildings adjacent to or near 1-580 in a uniquely planned building footprint that will provide an adequate visual profile to the north. Pale 5 We concur with "D" and consider this particular area as The High Profile "Entrance to the City". D-1 Design standards should provide for multi-story buildings that create a certain tone and quality for Dublin. ITPHM 4 ■+tDLIN F r _ f Page Two February 13, 1989 The uses should include multi-story office buildings , hotels, shopping malls , financial institutions, auto malls and the like. 1 .2 Avoid planting tall trees that will impair the visual ability of the highway traveler to safely identify his point of destination. Page 6 We are concerned with the over emphasis of "scenic qualities" , "natural beauty" hills and valleys as may be viewed from I-580. This will adversely impact the percentage of building coverage ratio. It is imperative that an economically proper building coverage ratio per acre be established throughout the commercial and business park lands to support the major infrastructure requirement and be attractive to the financing market. This is of major importance for the long term success for developing the East Dublin Plan. 0.2 It is important to encourage landowners to jointly develop properties , however, it should not be a requirement. There are many obstacles and differences between neighbors that impact this subject. We suggest further discussion regarding this item. 0.3 "Design Review" It is my understanding that the City of Dublin already has in place a sufficient design review committee. This item should be reviewed with the WRT consultants. imPa e 8 plementing Policy The standards should describe height, bulk and building footprint coverage ratios . 0 .3 Planning Implications The general plan should make sufficient commercial land available to accommodate large scale commercial uses which may be precluded from locating in the existing west downtown area . Experiences will dictate that this will not conflict with the existing retail commercial area of Dublin. To the contrary, it will create a broad choice for shopping and enhance the revenues for the City of Dublin' s Long Term Goals. Page Three February 13, 1989 Page 9 F-1 Guiding Policies Site high-intensity office, retail commercial and research/corporate headquarters, and not "light industrial" near freeway interchanges and at arterial intersections, and especially Dublin Boulevard. Page 10 Paragraph 2 Planning Implications The market will dictate the need. The City leaders must prioritize their concern to increase tax revenues and not be intimidated by business competition from surrounding communities. The City must take an aggressive approach and enter the arena and vigorously compete with neighboring communities for the tax dollar. Paragraph 3 The Alameda County Property is not the most obvious site suited for mixed use in the East Dublin Plan. The WRT consultants should not form an early opinion regarding County of Alameda property until the landowners within the total study area north and east of county property are given the opportunity to conceptualize design for what they perceive as an overall master planned East Dublin community. Page 11 Land Use - Fiscal A - Objectives We concur with the analogy of Mr. Ted Fairfield quoting the following : In the long run, the concept that eastern Dublin development must "pay for itself," in the literal sense, can lead only to problems ; confrontations, competition, separateness, jealousy , etc. In reality, the people and businesses in eastern Dublin will be shopping in (and thereby supporting with their purchase and tax dollars) downtown Dublin facilities . Likewise, the residents will be attending (hopefully) Dublin schools and thereby generating ADA funds and residential development fees for those schools. Conversely , it seems that eastern Dublin development is being expected to provide major recreational and other community facilities that will certainly be used by residents of existing Dublin. While we harbor no naive presumptions that existing Dublin will provide heavy Page Four February 13, 1989 infrastructure subsidies for the development of eastern Dublin, we do suggest that the sooner that the bookkeeping/ fiscal line between the two areas becomes a blur, the better it will be for all concerned. If this is not to be the case, then eastern Dublin should more properly be developed as a free-standing "city," with its own separate tax base, downtown area and other facilities necessary to make it independently viable. A-22 Guiding Policies "Infrastructure elements" should permit the construction of interim sanitary treatment package plants related to the development of revenue producing business parks located on the I-580 corridor flatlands. This will permit the City to compete for tax revenue dollars in the short term, while the long term sanitary treatment and export requirements are being completed. Page 15 Guiding Policy Implementing Policies 2.1 It is unnecessary to plan additional freeway interchanges between the proposed Hacienda I-580 interchange and easterly toward Croak Road. Purely from a safety approach, Cal Trans historically discourages interchanges closer than one mile because of interference with accellerating and de-accellerating movement. 5-A This language is highly restrictive and needs to provide for definate flexability from "Level of Service D". Certain categories of development should be permitted to develop during the initial three to five years while Level D is implemented. Planning Implications "A new multi-jourisdictional task force" needs to be defined. Objective B-2 Phased Development Certain categories of phased development should be permitted to proceed while transportation improvements are in the process of planning and implementation. Pa e21 pen pace/Scenic Corridors Scenic corridor areas , as identified by Alameda County General Plan, should be shown on study maps and considered in the planning process. We need to study the impact along the I-580 corridor, together with Gateways to the City and at major arterials. Page Five February 13, 1989 Page 23 Public Facilities Goals, Objectives and Policies Objective A Phasing development in conjunction with infrastructure is reasonably standard, however, "Public facilities in place" will create an overwhelming economic burden when you add thecost to several layers of assessment districts. Public facilities must be phased and avoid the devastating impacts and overburden to development of East Dublin. Page 24 Wastewater Collection System 2.5 Implementing Policies Provide for the construction of proven Package Treatment plants to serve large portions of the business properties paralleling the I-580 corridor in the short term (three to eight years) , and discourage septic systems. Disallowing package treatment plants on an interim basis will have a devastating impact on the landowners commitment toward infrastructure financing and will cause a great revenue loss to the City of Dublin. Planning Implications The current limit on the amount of treated wastewater which can be exported from the Livermore/Amador Valley necessitates the construction of interim Package Treatment plants necessary for the early development of revenue producing projects. Page 26 Jobs/Housing Balance We are convinced that City staff and WRT consultants need to discuss the achievability of a 1 : 1 ratio of jobs/housing balance for the East Dublin Plan. Adjacent communities have been unable to achieve this goal , thus causing a housing boom in the San Joaquin Valley and portions of Contra Costa County. Page 30 Implementing Policies 1 .2 The term of "broad stream corridors" definitely needs dimensional guidelines. 2. 1 Guiding Policies The requirement of a 100' buffer on all sides of a protected water site needs to be defined. Page Six February 13, 1989 -- Page 33 "Noise Mitigation" 1 and 1 . 1 Guiding Policies The consultants need to prepare a noise contour map for the benefit of the East Dublin Plan study and determine early in this planning process those properties adversely impacted by the Livermore Airport activity. Thank you for the opportunity to respond to the East Dublin draft document. We apologize for the delay with our response and trust you will consider our comments. Please direct any comments or questions to me at 408/986-8716. Sincerely, John Di Manto THE DUBLIN LAND CO. j tl •J Pe Donna J. Ogelvie 5360 Doolan Canyon Rd. Livermore, Ca. 94550 (415) 443-4069 February 6,1989 cEIVED Mr. Rod Barger Senior Planner City of Dublin 1:j.:8 8 1989 P.O.box 2340 Dublin. Ca. 94568 DUBLIN PUNNING Concerns l East Dublin General Plan Amendment Study To l Planning Commissioners, Staff and Consultants WRT Dear Rod, Since L.A.F.CO. has not completed a study for the establishment of a Sphere of Influence line concerning the City of Dublin isn't this Planning Commission meeting to review the East Dublin's Specific and General Plan Amendment a bit premature? It is my understanding these lands are still in un-incorporated Alameda County. If the Sphere of Influence is gained and the eastward extension takes place, (including Doolan Canyon and surrounding area) the future planning needs to be compatible with the sensitive, natural , agricultural, 7,400 acres this study includes. The W.R.T. study has addressed most of the area in a sensible manner. They are to be congratulated. Inspite of two drought years it seems they found some of the water sources. However the 18 families that reside in Croak and Doolan Caanyon were not addressed. Your future planning must he sensitive to their existence and rural lifestyles. Residents are primarily native Californians with concerns for saving open space. In Doolan Canyon some have family roots dating back to 1850, while others have Lived in Doolan Canyon for 68 years. As a long time resident of Doolan Canyon your eastern expansion would adversely affect every aspect concerning the rural lifestyle of the residents of this canyon. This issue must be addressed. I would like to take this opportunity to make some comments on the review of Draft Goals, Policies and Objectives of the East Dublin General Plan Amendment Study, as done by consultants Wallace, Roberts and Todd. 1. Objective B Page 3 a. Protect the natural beauty of the hills with its significant knolls, hillsides and steep slope areas which add civic identity, aestitic appreciation and economic viability. TACHMENT . • Comment. The residents of Doolan Canyon recommend that designated, natural, greenbelt and openspace must mean ND development. Perhaps the areas with slopes above 25-30% could be put into conditional grazing lands with trails permitted for equestrian and hiking use. This plan would preserve and protect the viewshed for the present residents of the canyon and the greater Try-valley area. This land could possibly be managed by the LARPD since these lands including Tassajara road are within their jurisdiction. 2. Guiding Policy Page 3 b. Site grading, development and means of access shall not disfigure the ridgelands which are within the viewshed of travelers along I-580 and the future Dublin Boulevard extension. c. Policy intent Re. To encourage grading and development in the flatter of the areas and in the back canyons which cannot be viewed from the freeway. Comment. The folks on I-580 are just passers-by. The grading and development of high density housing in the back of canyons would be the wrong use of very sensitive environmental lands. The canyon floor and rising terrain are viewshed to existing residents. Doolan Canyon is a unique scenic natural box canyon with beautiful hilly to steep terrain with peaks rising to 1,224 ft. a.s.1. . Doolan Canyon Rd. is one of the only dead-end rural roads left in Alameda County. It is imperative to preserve it in its natural state! if Doolan Canyon should join with Tassajara Rd. it would create a circular pattern with the East Dublin Boulevard Extension. This would make East Dublin an entity of its own, which is what the City of Dublin has tried to avoid. Perhaps an alternate plan using the Fallon Business Park and the Dublin Boulevard extension as the ONLY connector would serve the downtown Dublin area better. High density residential development in the North of the study area ( along Alameda Co. line I would effect the ecological balance and natural resources of the canyon. Doolan Canyon enjoys relatively clean air. Having a road with no through traffic is a major factor. We are fearful that traffic from added population will trap pollutants due to the natural steep terrain. In conclusion: if the city of Dublin should acquire the Doolan Canyon area perhaps a new zoning for rural residences could be adopted. Thus providing areas for 5,10,20,50 and 100 acre parcels. This would provide a natural greenbelt between cities, preserve and protect the area's environment and give country folks a place to enjoy a rural lifestyle. Thank you for your kind consideration, Donna J. Ogelvie SiL n /V SSION P E A K H • 0 • M • E • S INCORPORATED FEB 6 1989 Development ServicesPLAN DUBUN City of Dublin Post Office Box 2340 Dublin, California 94568 RE: East Dublin General Plan Amendment Draft, Goals & Policies Mr. Rod Barger, Senior Planner: In reviewing the goals and policies prepared by the consultant, it is my impression that the goals are stereotypic in nature and very similar to those developed for almost every community in California. I fail to find any originality or philosophical statement which might be applied to this particular area. The goals and policies are not tailored to the resources or problems which are unique to or characteristic of the Dublin area. As an example, statements are made regarding the "quality" of hills which must be preserved by strictly limiting hill residential development. There is little discussion of what this "quality" is, its value to the community, or the best approach for maximizing this quality. As was pointed out at your hearing on January 31, 1989, the hills in your area are barren, treeless and without any unique form. In comparison, the flatlands, which the plan suggests be zoned for high density dwellings, are capable of numerous alternative uses, including growing economic crops, and are subject to flooding and high noise impacts from the adjacent freeway. The hills could be developed to provide better housing sites while still retaining a pleasant terrain that could be enhanced by careful planning to both improve the viewshed as well as create an environment for various flora and fauna. Hill preservation certainly is one approach that has been considered by many communities in developing plans for optimal growth and development. However, the communities which have adopted hill "preservation" schemes have generally turned to such a scheme because the hills constituted a prominent geologic landmark for the community, and/or because the only significant undeveloped open space remaining in many of these communities was the hills. Absent a meaningful identification of the hill characteristics which the community is seeking to promote, and in light of the opportunity for creative, long-term planning that still exists in Dublin, I question the rationale of trying to "preserve" these hills for other than safety reasons where geological conditions require it. 47460 Fremont Boulevard•Fremont,Californi TTAUHMENT 3 JL ��AA better approach to the development of goals and objectives for the area's general plan would be to create a mathematic goal of the number of people to be housed in this location, and then quantify the amount and types of commercial and other residential-related uses needed to support the desired population. Such an approach would reduce the conflict in the various goals stated. In several places the document refers to economic development and the need for the community to be self- supporting. This end is not carried out in the proposal: if the goals and objectives are followed as stated, Dublin would evolve with a very low density of houses and population, insufficient to support itself or to create an economic base to support anything more than a small neighborhood commercial center. There are other examples of a conflict between the goals submitted in the proposal. One is the call for higher residential density near the freeways and major thoroughfares. This approach would subject greater numbers of people to a less desirable environment. Other stated objectives express concern for the viewshed for travelers on Highway 580, ignoring or even opposing concerns for the local environment for residents. Further, the goals should more definitively state the intent and objectives regarding the need for moderate cost housing. Without clearly defined guidelines, it will be extremely difficult to meaningfully reconcile such a goal against the conflicting statements lauding high quality, and therefore, higher cost, development. An additional concern we have about the stated goals being proposed is the somewhat naive concept that it is feasible to build in the Bay Area a community where one can live and work without the need for commuting. The matter of where you live and where you work is dependent upon many variables. It is only through happenstance that you may be fortunate enough to find a job close to where you live. It is desirable to use natural drainage courses where possible; however drainage design is a function of the flood control districts, and urbanization would increase the flows and, therefore, would require a greater land area to contain the runoff. This decreases the amount of land available for housing development. The Dublin hills can be safely mass graded to eliminate soil instability and create desirable housing sites while preserving a pleasant terrain and viewshed. I recognize this has been a very negative response, but it is my belief that the consultants might gain a better insight by sitting and discussing with the owners and developers of the property which goals could be more applicable to the properties in question. I hope this could be the possibility in the near future. Very truly yours, Pe(S) February 6th.1989 71"9, Mr. Rod Barger jy IACHMENT Senior Planner R E c E r '. City of Dublin P.O. Box 2340 lG 6 1989 Dublin, Ca. 94540 DUBLIN PLANNING Are you to be concered with the costs to the developer or rather should you be concerned with adopting a clear and precise guide as to what can and cannot be developed? Will you leave the door open to future litagation because of some mistaken interpretation or will you specifically articulate on what the intent is? Dublin has stated to LAFCO that the reason that they requested such a vast area to the east was so that the could protect their viewshed from development. If this is not to be the case then perhaps a withdrawal of the present sphere request is in order. If a withdrawl is in order then a reduction of the study area is also in order. Alison Massa stated that here you have a chance to make an astounding environmental statement. There must be a clear reason why this is needed. These hills are not barren and they are capable of suporting agriculture, they have for a hundred years. Wallace, Roberts, and Todd can recognize this fact, why cannot the developers? We urge you to make the statement NOT to develop the hills final and conclusive! If development is to become a reality then the question arises as to who should and will pay for the inital installation of the necessary infrastructure ie: sewer, water, streets, parks as well as who should provide areas to be used for schools, police and fire stations. The answer is fairly simple let those who have the most to gain from these improvements pay from their profits. Specificaly the developers not the landowners as there are many landowners who wish to remain rural and persue their agricultural endeavors. They should not be penalised until their property is developed as they would not most benefit from the infrastructure. Any alterations of Doolan Road to facilitate additional traffic because of these developments clearly cannot be compleated without facing existing problems, the major factor would be Cottonwood Creek as it lies in the valley floor. It is the lifeblood of the residents both human and animal. With few exceptions the wells of the residents are along the creek. The road follows the creek, crossing only once. Any channelization or deviation of the existing stream bed would have a devastating effect on the inhabitants of Doolan Canyon. At my location there is not enough room for an additional two lanes of traffic without either eliminating my wells or the wells of my neighbors across the road from me. If this improved roadway is to be then perhaps in the general plan some language should address the problem of providing city water to the residents along the roadway right of way. Also some provision should be made to assure those effected that restitution will be made for the damage being done. I personally have aproximately $20,000 into my three wells. I have paid more for water than the average city dweller will pay in a lifetime. The City of Livermore has seen fit to name Doolan Canyon Road as a senic route, not to be altered. Will you? The County of Alameda has specifically named Doolan Canyon as "unique open space area to be left undeveloped". Will you? Finally I would like to Encourage you to use definate statements. Be as specific as you can, thus there will be no room for doubt. There are those types of people out there that are so blinded by purely profit motives that they would have you adopt a GPA that would be so vague and totaly flexable that it would be as if no GPA existed. Thank Yon Henry C. Mcr, 5184 Doolan Rd. Livermore, Ca. 94550 F February 7,1999 From: Concerned Doolan Canyon Residents To: Rob Barger, Commissioners, and WRT itEOEIVED N.N PLANNING Re: East Dublin Study FF. 8 1989 DU : We have some additional thoughts on the Preliminary Goals and Policies that we would like to place before you. 1) We would like to see more precise wording in the report. Words like di scourge will leave doors open for misinterpretations. We would rather see words like forbid or prohibit. 2) Re. Goal 1 page 3. Not only would we like to see development that is compatible with natural and scenic resources but also compatible with existing residents and lifestyles in the area. 3) Re. Guiding Policy 1 page 3. Support Dublin Boulevard as the only East-West extension from Dublin to Livermore. 4) Re. Objective B page 3. We appreciate your recognition of the beauty of these hillsides and ridges. They should all remain in open space for everybodys enjoyment. 5) Re. Implementing Policies 1-1 page 4. We would like to see it read, Grading on all ridgelines and all hills over a 25% slope be prohibited. 6) Re. Planning Implication page 4. This should read, Grading and development must occur on flatter portions of the area along I i8O and the backs of the canyons must, be left in their natural state. 7) Re. Planning implication page 4. Allowing high density development to occur in the backs of the canyons will be dangerous to the residents health. More people means more cars to create air pollution to be trapped by the steep slopes in the area. e) Re. Planning Implication page 5. Using a 'Thomas Bros. map as reference, we feel all the creeks in the area and all riparian growth must be protected and kept natural. We would like to suggest an open space area along the sides of these many creeks that could be used for bike, equestrian, and jogging trails. 9) Re. Guiding policies page 11. We are glad to see your reference to agriculture. Since the land has always been prime grazing land we would like to see much of it remain so. Ibis could be attained by leaving the hills and ridges in greenbelt with conditional permits for cattle grazing and equestrian uses. Cattle grazing would also minimize fire danger to the greenbelt. 10) Re. Guiding policies 3 page 31. We were surprised to see WRT address the wetlands. They are not easy to see considering we are going into our third year of drought, but they are there. Most to them contain water year round when rain fall is normal. In the spring time 1 have seen as many as 100 ducks ( mallards, teal , wigeon, ruddy,& coots) and an occasional goose use these areas for breeding and raising their young. They are important areas and must be saved by putting them into permanant open space. 11) Since the East Dublin study area is in the airport corridor it needs to be addressed in more detail. The Livermore airport is going to expand. With expansion will come bigger and noisier planes. At this time the land north of the airport is grazing lands and the airplane noise does not bother cattle but the same cannot be said for people. Carefull attention must be given to this matter. The airport is important to this valley and needs to be protected. We would like to thank WRT for their consideration to the sensitive nature of this area. We do not understand why developers buy agricultural land with steep slopes and visible land slides then want to evict the cattle and tear down the hills. God didn't make the land flat and neither should they" " " " " " " " " " " " " " Written for the concerned citizens of Donlan Canyon. By Carolyn Morgan 5184 Doolan Canyon Rd. Livermore, Ca. 94550 (415) 455-6666 (..AA,25.1rt} Lir),5-7 PC(5) • Tassajara Valley Property Owners Association, Inc. 4510 Camino Tassajara Danville, California 94526 RECEIVED Nolan Sharp, D.V.M., President Remarks to the Dublin Planning Commission FEB 6 1989 Meeting of February 7, 1989 Proposed East Dublin General Plan Area DUBLINPLANNING Ny name is Nolan Sharp and I live at 4510 Camino Tassajara, Contra Costa County. I am President of the Tassajara Valley Property Owners Association, Inc., an association representing the owners of nineteen properties including approximately seventeen hundred acres of land in the Tassajara Valley. These lands adjoin your study area to the south, Danville to the northwest and San Ramon to the west. Additionally we adjoin the Blackhawk Country Club and Shadow Creek developments. Our association includes a wide variety of property owners. There are ranchette owners with properties of five to ten acres. There are large property owners with over several hundred acres. There are property owners whose families have owned the land for almost one hundred years. I, myself, have lived in the Tassajara Valley for 24 years, as a practicing veterinarian. My home and office are across the street from the East entrance to Blackhawk Country Club. Additionally, we are supported by other property owners in the Tassajara Valley representing several thousand acres. Along with the East Dublin Study Area, the Dougherty Valley and the North Livermore Study Area, the Tassajara Valley is one of the large undeveloped areas which are under consideration at this time for urbanization as a part of the many general plan studies and specific plans in the Tri-Valley region. Since October of 1987 we have been working with the Town of Danville and Contra Costa County to provide for the necessary planning in the Tassajara Valley. We have formally requested that the Tassajara Valley, including approximately three thousand one hundred fifty acres, be included in the Contra Costa County General Plan for planned urban development. That General Plan is now under consideration. We experience the impacts from development, and we believe long- range comprehensive planning is necessary to equitably and reasonably plan for the future. We support efforts toward Tri- Valley sub-regional planning which incorporates the plans of Dublin, Livermore, Pleasanton, San Ramon and Danville, as well as both Alameda and Contra Costa Counties. We urge Dublin to join its neighboring cities and the two counties in those endeavors. Specifically, we would like to request two considerations during your General Plan study. First, that your environmental impact reports include the cumulative impacts of all proposed Tri-Valley development, including the Tassajara Valley. Second, we urge Dublin to include in its infrastructure plans the future development potential of the Tassajara Valley, especially as it relates to sewer and traffic. There is a need today to look beyond our own backyards, and recognize that the impacts from one valley affect another. There is a need to recognize that the infrastructure of our region--our roads, our water supply, our sewers, our schools and parks--are inextricably connected from one city to another, and from one county to another. We hope you will support responsible, comprehensive long-range planning as you consider the East Dublin General Plan Amendment. Thank you for your consideration of my remarks and your time this evening.