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HomeMy WebLinkAbout01-22-2013 - AgendaPlanning Commission Regular Meeting City of Dublin January 22, 2013 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – December 11, 2012 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 5.1 Administration of Oath of Office by Caroline Soto, City Clerk to newly appointed Planning Commissioner Arun Goel, Rameet Kohli, and Lynna Do. 5.2 Election of Officers for Chairperson and Vice-Chairperson. 5.3 City Council Strategic Plan Orientation 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2012-00053 Safari Kid Learning Center Conditional Use Permit for the operation of a Day Care Center at 4564 Dublin Blvd. 8.2 PLPA 2012-00056 Veneto at Positano (Neighborhood E-1) Site Development Review for a portion of the Positano project which includes 134 single-family detached residential units on approximately 30.7 acres within Tract 8106 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) (91 I STAFF REPORT �i�� PLANNING COMMISSION �FOR� DATE: January 22, 2013 TO: Planning Commission SUBJECT: City Council Strategic Plan Orientation Prepared by Jeff Baker, Assistant Community Development Director EXECUTIVE SUMMARY: The City Council's strategic planning consultant will provide the Planning Commission with an orientation to the strategic planning process and the scope of the Planning Commission. She will also discuss the roles of the City Council, Planning Commission and Staff in developing and implementing the Strategic Plan and City policies. RECOMMENDATION: Staff recommends that the Planning Commission receive the presentation from the City Council's strategic planning consultant. SuEmZ By Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: 5• 1 Page 1 of 2 G:IAgendas120131CC Strategic Plan-PC 1.22.131PCSR 01 22 13 CC Strat Plan.doc ANALYSIS: On a bi-annual basis following a City Council election, the City conducts special workshops to update the City Council's Strategic Plan. These workshops provide the City Council an opportunity to confirm their mission, vision and values for the City, and to identify key strategies to achieve their vision for Dublin. The Strategic Plan creates a roadmap to actively steer the future course of the City, and creates alignment on the City's priorities. It also aligns the two- year budget and work priorities to the City Council's strategies. This ensures effective use of the City's human and financial resources at meeting community needs; providing more impact, and less waste. The City Council's strategic planning consultant, Sherry L. Lund, will provide the Planning Commission with an orientation to the strategic planning process and the scope of the Commission. She will also discuss the roles of the City Council, Commission and Staff in developing and implementing the Strategic Plan and City policies. ATTACHMENTS: 1. Ten-Year Strategic Plan, Adopted Fiscal Year 2011-2012 • 2 of 2 City of Dublin Ten-Year Strategic Plan Adopted Fiscal Year 2011-2012 MISSION The City of Dublin promotes and supports a high quality of life which ensures a safe and secure environment that fosters new opportunities. VISION Dublin is a vibrant city committed to its citizens, natural resources and cultural heritage. As Dublin grows, it will balance history with progress, to sustain an enlightened, economically balanced and diverse community. Dublin is unified in its belief that an engaged and educated community encourages innovation in all aspects of City life, including programs to strengthen our economic vitality, and support environmental stewardship and sustainability through the preservation of our natural surroundings. Dublin is dedicated to promoting an active and healthy lifestyle through the creation of first-class recreational opportunities, facilities and programs. VALUES Our Values in Building Community • Promote locations and events that bring people of all ages together. • Provide more venues for family-based activities. • Foster heritage and cultural development. Our Values in Ensuring a Safe Community • Provide high quality police and fire services to insure the safety of the citizens living in the community. • Provide education and training to residents and businesses that would promote public safety. Our Values in Guiding Development • Assure that development contributes positively to the City's fiscal health. • Support pedestrian-friendly development, transit-oriented development, green building and environmental responsiveness. • Promote high quality design and architectural standards in private development and in all public facilities. • Develop transportation systems that facilitate ease of movement throughout the City. Our Values in Governing • Commit to openness and responsiveness to the public and community. • Operate at all times with honesty and integrity. • Exercise fairness in consideration of issues. • Provide a high level of customer service and responsiveness from City staff to citizens. • Embrace technology to improve effectiveness and efficiency. • Strive to build an informed community through communication. Our Values in Relating to Other Communities and Entities • Encourage collaboration and communication with other communities on issues of mutual concern. ATTACHMENT 1 STRATEGIES 1. Pursue economic development initiatives that attract new businesses while strengthening existing businesses. 2. Continue to strengthen the identity and aesthetic appeal of the downtown. 3. Create a community that supports environmental sustainability and provides an open space network that ensures environmental protection and provides public access where appropriate. 4. Develop dynamic and unique community recreational and cultural opportunities in the region. 5. Develop City-wide communication and outreach programs that provide connectivity with our residents and businesses across several media outlets. STAFF REPORT 82 PLANNING COMMISSION O�LIFOR��� DATE: January 22, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00053 Safari Kid Learning Center Conditional Use Permit for the operation of a Day Care Center at 4564 Dublin Boulevard. Report prepared by: Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for the operation of a Day Care Center with up to 60 children. The Project site is located at 4564 Dublin Boulevard within the Dublin Corners shopping center. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for the operation of a Day Care Center at 4564 Dublin Boulevard. Submitted By evi ed By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 6 DESCRIPTION: Figure 1. Project Site The Project site is located in the Dublin Corners shopping center at the corner of Dublin Boulevard and Toyota Drive. Dub" Blvd. The site has a General Plan and Eastern Dublin Specific Plan . designation of General Commercial, and has Planned Development (PD) zoning. The shopping center is Dublin approximately 4.9 acres in size and is composed of three Center existing buildings. The Project is located in a 2,108 square foot space at the southwest corner of the center. Access to the site is provided from existing driveways ' on Toyota Drive and Dublin Boulevard. Safari Kid walo Adjacent parcels are the Hacienda Crossings shopping oil . N center to the west, Dublin Toyota to the south, Extended Stay Hotel to the east, and single-family residential across Dublin Boulevard to the north. The shopping center has a variety of existing uses, including a dry cleaner, liquor store, martial arts studio, eating and drinking establishments, personal services, a bank, veterinary office, and dental offices. The Applicant's proposal is to operate a facility that is registered as a Heritage School with the California Department of Education. The City of Dublin classifies a Heritage School as a Commercial Day Care Center. The Planned Development (PD) Zoning has a list of permitted and conditionally permitted uses subject to the regulations of the General Commercial (C-2) Zoning District. Day Care Centers are a conditionally permitted use in the C-2 district. Therefore, the Applicant is requesting approval of a Conditional Use Permit (CUP) to operate a Day Care Center with up to 60 children and 4 employees. ANALYSIS: A Conditional Use Permit enables the City to place Conditions of Approval on a project to ensure that the operating characteristics are compatible with surrounding uses. The proposed Project has been reviewed for issues related to parking and operating characteristics such as hours of operation and noise. Conditions of Approval have been placed on the Project, where appropriate, to ensure compatibility with the surrounding commercial uses. Heritage School Safari Kid is currently operating in San Ramon and several other Bay Area cities. While Safari Kid is considered a Day Care Center for zoning purposes in the City of Dublin, the business is registered with the California Department of Education as a "Heritage School," and is thus fully exempt from licensure and regulation by the State Department of Social Services. Heritage 2 of 6 Schools do not have to provide an outdoor play area as is required of a typical day care center. Heritage Schools serve children between the ages of 4 years and 9 months up to 18 years of age, who also attend a public or private full-time day school. In order to be classified as a Heritage School the school must do all of the following: • Specify regular hours of operation. • Offer education or academic tutoring, or both, in a foreign language. • Offer education on the culture, traditions, or history of a country other than the United States. • Offer culturally enriching activities, including, but not limited to, art, dancing, games, or singing, based on the cultures or customs of a country other than the United States. • Maintain membership in a state or national cultural, or language association. • Comply with relevant local government regulations, where applicable. • Do not operate out of a residential home. • Register with the State as a Heritage School and maintain in its possession a copy of the registration form. Due to the unique State regulations for Heritage Schools, Condition of Approval No. 14 has been included in the draft Resolution to ensure that the use maintains registration with the California Department of Education, and that the Planning Division be provided with a copy of the annual Heritage School registration form (see Attachment 1, Condition of Approval No. 14). If the use fails to maintain registration as a Heritage School, then the Condition requires that a Child Care Center license be obtained from the State of California Community Care Licensing Division. Day Care Center The Applicant is proposing to operate a Day Care Center with 4 employees and up to 60 children within a 2,108 square foot tenant space at the Dublin Corners shopping center (Attachment 2). The hours of operation would be 8:00 am to 6:00 pm, Monday through Friday, with kindergarten age children arriving in the morning and older children in the afternoon. The dropping off and picking up of children is required to be staggered over a minimum one hour time period to minimize congestion during the Project's peak operating period (see Attachment 1, Condition of Approval No. 12). All activities associated with the business would take place indoors. Since Safari Kid is a registered California Heritage School and not a Child Care Center, there is no outdoor activity space proposed or required. Parking The City of Dublin Zoning Ordinance contains parking standards by use type (Section 8.76.080). The Zoning Ordinance requires that Day Care Centers provide 1 parking space for every employee, plus one loading space for every 5 children at the facility, plus one space per company vehicle. Loading spaces associated with Day Care Centers are often provided in the form of a parking space when the ages of the children require that they be accompanied by an adult into and out of the facility, as is the case with this Day Care Center. The proposed Day Care Center would have 4 employees and 60 children requiring a total of 16 parking spaces. No company vehicles are proposed. 3of6 ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the operation of a Day Care Center at 4564 Dublin Boulevard. 2) Project Plans 3) Applicant's Written Statement 5 of 6 GENERAL INFORMATION: APPLICANT: Chandra Sirapu, 800 Henley Court, San Ramon, CA 94583 PROPERTY OWNER: Shaheen Dublin LLC, 505 Chapman Court, Santa Clara, CA 95050 LOCATION: 4564 Dublin Boulevard ASSESSORS PARCEL NUMBER: 986-0035-002-00 GENERAL PLAN LAND USE DESIGNATION: General Commercial SPECIFIC PLAN LAND USE DESIGNATION: Eastern Dublin Specific Plan, General Commercial ZONING: Planned Development (PD PA 94-001) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Single Family Residential Residential South PD General Commercial Auto Dealership East PD General Commercial Hotel West PD General Commercial Shopping Center 6 of 6 RESOLUTION NO. 13-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A DAY CARE CENTER AT 4564 DUBLIN BOULEVARD (APN 986-0035-002-00) PLPA-2012-00053 WHEREAS, the Applicant has requested approval of a Conditional Use Permit for the operation of a Day Care Center for up to 60 children; and WHEREAS, the Project is located in Planned Development (PD) Zoning District PA 94- 001; and WHEREAS, the Applicant proposes to operate a Heritage School facility as licensed by the California Department of Education and a Heritage School is classified by the City of Dublin as a Day Care Center; WHEREAS, a Day Care Center is permitted in the Planned Development Zoning District subject to approval of a Conditional Use Permit by the Planning Commission; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations required that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the CEQA, the Planning Commission finds this project Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15301, Existing Facilities; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit request; and WHEREAS, the Planning Commission held a public hearing on said application on January 8, 2013 at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law, and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: A. The proposed use and related structures is compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the Project is located on a parcel that is developed as a commercial shopping center; 2) the Project site is ATTACHMENT 1 accessible from existing driveways on Dublin Boulevard and Toyota Drive; and 3) the Project site is surrounded by existing commercial uses. B. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that. 1) the Project will conform to all applicable regulations contained in the Dublin Zoning Ordinance; and 2) Conditions of Approval have been applied to the Project to ensure on-going compatibility with the project's surroundings. C. It will not be injurious to property or improvements in the neighborhood in that: 1) all activities will occur indoors; 2) conditions of approval have been placed on the Project to ensure that the establishment and operation of the Project will be in accordance with all local codes and regulations; and 3) the Project would be located within a portion of an existing commercial shopping center. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) vehicular access to the site is available from existing driveways on Dublin Boulevard and Toyota Drive; 2) both Project frontages are fully improved with sidewalks that provide pedestrian access to the Project; and 3) the Project will be served by existing public utilities and services. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that. 1) the Project would be located on a parcel that is developed as a commercial shopping center and accessible to vehicles and pedestrians from existing driveways and sidewalks on Dublin Boulevard and Toyota Drive; 2) a condition of approval has been placed on the Project limiting the hours of operation to between 8:00 a.m. and 6:00 p.m. Monday through Friday; 3) a condition of approval has been placed on the Project requiring staggered drop-off and pick-up of children over a one hour period and 5) all required parking will be provided on the Project site. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that. 1) the Project is located within a Planned Development Zoning District (PA 94-001) which has underlying C-2 General Commercial regulations that conditionally permit the establishment of Day Care Centers; 2) the Project is located on a parcel that is developed as a commercial shopping center; and 3) all required parking will be provided on the Project site. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that. 1) the Project site has a General Plan and Eastern Dublin Specific Plan designation of General Commercial; 2) the Project would be located on a parcel that is developed as a commercial shopping center; and 3) a Day Care Center is consistent with the General Plan and Eastern Dublin Specific Plan designation of General Commercial. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit for the operation of a Day Care Center as shown on the project plans date stamped received by the Planning Division on September 27, 2012, and in the written 2 of 9 statement date stamped received by the Planning Division on December 12, 2012 and incorporated by reference, subject to the following conditions of approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: GENERAL 1. Approval. This Conditional Use Permit approval PL On-going Standard is for Safari Kid Learning Center for the operation of a Day Care Center at 4564 Dublin Boulevard for up to 60 children and 4 employees (PLPA-2011- 00053). This approval shall be as generally depicted and indicated on the plans prepared by Chandra Sirapu dated received by the Planning Division on September 27, 2012, and written statement dated received by the Planning Division on December 12, 2012 on file in the Community Development Department, and as specified by the following Conditions of Approval. 2. Effective Date. This Conditional Use Permit PL On-going Standard approval becomes effective 10 days after action by the Planning Commission. 3. Permit Expiration. Construction or use shall PL 1 year of DMC commence within one (1) year of this Conditional Permit 8.96.020. Use Permit approval or the Permit shall lapse and approval D become null and void. 4. Time Extension. The original approving decision- PL Permit Standard maker may, upon the Applicant's written request Expiration for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required 3 of 9 by the particular Permit. 5. Modifications. The Community Development PL On-going DMC Director may consider modifications or changes to 8.100 this Conditional Use Permit approval if the modifications or changes proposed comply with Chapter 8.100 (Conditional Use Permit) of the Zoning Ordinance. 6. Revocation of Permit. The Conditional Use PL On-going 8.96.020.1 Permit approval shall be revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Indemnification. The Applicant/Developer shall Various On-going In defend, indemnify, and hold harmless the City of accordanc Dublin and its agents, officers, and employees e with from any claim, action, or proceeding against the Gov. Code City of Dublin or its agents, officers, or employees Section to attack, set aside, void, or annul an approval of 66499.37 the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant's/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 8. Fees. Applicant/Developer shall pay all applicable FIN Issuance of Standard fees in effect, including, but not limited to, Planning Building fees, Building fees, Traffic Impact Fees, TVTC Permits fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Requirements and Standard Conditions. The Various Building Standard Applicant/Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Issuance Public Works Department, Dublin Building 4of9 Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. PLANNING 10. Approval Period. This Conditional Use Permit PL 1 year of Planning approval shall be null and void in the event the Permit approved use fails to be established within one approval and year, or ceases to operate for a continuous one- On-going year period. 11. Annual Review. On an annual basis, this PL On-going Planning Conditional Use Permit approval may be subject to a review by the Community Development Director to determine compliance with the Conditions of Approval. 12. Hours of Operation. The approved hours of PL On-going Planning operation shall be 8:00 a.m. to 6:00 p.m., Monday through Friday. The Applicant shall allow staggered drop-off and pick-up of children over a 1 hour time period, and shall be responsible for ensuring that the drop-off and pick-up of children is conducted in a safe, orderly manner that does not negatively impact surrounding businesses. 13. Parking. A total of 16 parking spaces (12 spaces PL On-going Planning for parent drop-off/pick-up and 4 spaces for employees) shall remain available for use by Safari Kid Learning Center during the approved hours of operation. No company vehicles are permitted as part of this approval. 14. Department of Education. The use shall be PL Occupancy Planning registered with the California Department of and On- Education as a Heritage School and comply with going all applicable requirements of the California Education Code. On an annual basis the Applicant shall provide the Planning Division with proof of continued Heritage School registration with the California Department of Education. In the event 5 of 9 the Applicant does not maintain registration as a Heritage School, a Child Care Center license from Community Care Licensing shall be obtained, and a copy of the license provided to the Planning Division. 15. Business License. The Applicant shall apply for Various 30 days of Various a City of Dublin Business License within 30 days Permit of approval of the Conditional Use Permit. approval 16. Permanent Signs. All signage shall conform to PL On-going DMC Chapter 8.84 of the Dublin Zoning Ordinance at all 8.84 times. Window signs shall be limited to 25% of the window area. All temporary promotional signs and banners require a Zoning Clearance from the Planning Division prior to installation. 17. Temporary Signage. All temporary signage shall PL On-going DMC be subject to the regulations of Chapter 8.84 (Sign 8.84 Regulations) of the Dublin Zoning Ordinance. 18. Outdoor Events. Any outside events shall be PL On-going DMC subject to the Temporary Use Permit requirements 8.108 contained in the City of Dublin Municipal Code, specifically Section 8.108.020. 19. Accessory/Temporary Structures and Uses. A PL Placement DMC Temporary Use Permit is required for all on site 8.108 construction trailers, security trailers and storage containers used during construction. 20. Property Maintenance. The Applicant/Developer PL During DMC and property owner shall be responsible for Construction 5.64 maintaining the site in a clean and litter free , Through condition during construction and through Completion completion. Per the City of Dublin Non-Residential and On- Property Maintenance Ordinance, DMC Section going 5.64.050, the Applicant/ Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a regular and continuous basis. 21. Graffiti. The Applicant, and/or Property Owner PL On-going DMC 5.68 shall keep the site clear of graffiti vandalism on a regular and continuous basis, at all times. Where feasible, graffiti resistant materials should be used. 22. Noise. The Applicant shall control all activities so PL On-going DMC as not to create unusual or unnecessary noise 5.28.020 which annoys or disturbs or injures or endangers the health, repose, peace or safety of any reasonable person of normal sensitivity present in the area. 23. Non-Residential Security Requirements. The PL On-going DMC property owner and/or their designee shall comply 7.32.300 6of9 with the City of Dublin Non-Residential Security Requirements. BUILDING 24. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 25. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building Division for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 26. Construction Drawings. Construction plans shall B Issuance of Building be fully dimensioned, accurately drawn (depicting Building all existing and proposed conditions on site), and Permits prepared and signed by a California licensed Architect or Engineer. All structural calculations (if required) shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. The Project shall comply with regulations for existing buildings per CBC Chapter 1134B as it relates to interior and exterior accessibility (e.g. accessible path of travel to building's main entrance, accessible parking, signage, curb ramps, etc.). Additional detailing shall be required to verify compliance. 27. Addressing. Address will be required on all doors B Occupancy Building leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 5 inches in height minimum. 28. Green Building Guidelines. To the extent B Through Building practical, the Applicant/Developer shall incorporate Completion Green Building Measures. Green Building plan shall be submitted to the Chief Building Official for review. FIRE 29. Existing Fire Sprinkler Systems — F Occupancy Fire Modifications. Sprinkler system shall be modified 7of9 as necessary to provide protection for all tenant improvements. a) Sprinkler Plans (deferred submittal item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets, and calculations to the Fire Department for approval and permit prior to installation. All sprinkler system components shall remain in compliance with the applicable NFPA 13 Standard, the CA Fire Code and the CA Building Code. b) Five Year Certification. If the existing fire sprinkler system does not have a current 5- year Certification, such will need to be obtained and all deficiencies corrected prior to project final. If it has a current 5-year Certification, copies of the last 4 quarterly reports will need to be provided to the Fire Inspector for review prior to final. 30. Monitoring Requirements for Existing Fire F Occupancy Fire Sprinkler Systems. a) Central Station Monitored Account. Automatic fire extinguishing systems within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central alarm signals shall be submitted to the Fire Department for approval. The central station monitoring service shall either be certificated or placarded as defined in NFPA Standard No. 72. 31. Fire Alarm (detection) System Required. A Fire F Occupancy Fire Alarm-Detection System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NPFA 72, CA Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to 8of9 activate an alarm if activated and to monitor control valves. a) Fire Alarm Plans (deferred submittal item). Submit detailed drawings of the fire alarm system, including floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire Department for review and permit prior to the installation. Where employee work areas have audible alarm coverage, circuits shall be initially designed with a minimum 20% spare capacity for adding appliances to accommodate hearing impaired employees. b) Central Station Monitored Account. Automatic fire alarm systems shall be monitored by an approved central alarm station. Zoning and annunciation of central alarm signals shall be approved by the Fire Department. P PASSED, APPROVED AND ADOPTED this 22nd day of January 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 9 of 9 4564 Dublin Blvd . 2,108± SF Classroom 1 Classroom 2 Computer Lab ------- 7'8"x 7'11" 6'5"x 17'9" Kitchen Classroom 5 7'3"x 10'8" Classroom 3 Restrooms \ / 14'4"x 23'11" Classroom 4 Main Hall 30'1"x 30'3" RECEIVED SEP 2 7 2012 DUBLIN PLANNING ATTACHMENT 2 r Id Ilk F i1VFr J (; 2 i PROJECT DESCRIPTION: DUBLIN Pt About Us: Little Hearts Learning Center dba Safari Kid is a "Heritage School" that serves children who are at least four (4) years and nine(9) months of age and no older than 18 years of age, and who also attend a public or private full-time day school.. We offer education on the culture, traditions, customs and history of India. We offer culturally enriching activities including art, music, poetry, dance and literature that adhere to Hindu customs and heritage of India. We offer education and academic tutoring in Indian languages such as Hindi, Tamil, Kannada and Telugu. The program also offers a balanced curriculum of academic enhancement. Parents are assured that their children are in a safe environment and are getting the extra help they need to develop on their weak areas. Safari Kid currently runs multiple centers- San Ramon, Newark, Union City, Milpitas and other bay area locations. Based on our research, there are no after school programs in the immediate neighborhood that offer the service that we do. Our success in existing centers shows that there is a great need for a culture-based program like ours. We have based our current business and future expansion plans on the research that has been conducted by various independent and state agencies. The state of California, like other states, recognizes and advertises the following on their website: "After school programs play an increasingly critical role in supporting students in meeting and exceeding state academic standards". Heritage school program benefits participants in several ways: • Preservation of ancestral culture and language. • Develop appreciation of cultural diversity. • Hold high regard to the rich cultural heritage of India and respect Tamil/ Hindi as the ancient integral part of this rich heritage. • In the age of Globalization, it is necessary for the youth to be knowledgeable and proud about their ancestral culture, spiritualism and history. • They develop new skills and interests. • Children who learn more than one language show increased interest and ability in reading, math and other subjects • Show improved school attendance, increased engagement in school, and reduced dropout rate. 500 Bollinger Canyon Way, San Ramon CA 94582 Phone: 925-968-9721 ATTACHMENT 3 r i A C� y t� .._ ) Un (,le o wle � �� e • Show higher aspirations for the future, including intention to complete high school and go to college. • Less likely to need public assistance as adults. • Less likely to be arrested or incarcerated. Parking Parents are not allowed to stay in the premises and usually only wait for 1 — 2 minutes to drop- off/pick-up their children using our valet service. Number of teachers/administrators will not exceed 4 at any time at the maximum capacity. Based on our experience at all of our centers, typically 3 to 4 parking spaces are consumed by the parents during the pick-up and drop-off times. Hours of Operations Our hours of operations are Monday thru Friday, gam — 6 pm and our programs are generally 3 hours or less. Because of the nature of our programs, the pick-up and drop-off times are staggered to ensure that traffic is minimized. Typical day: Teachers arrive at 8 am and prepare various training material, review student works. Students start arriving after school at various times for the program in which they have enrolled. Students will be picked up by their parents either from the back of the building or the front of the building. Pick up and drop will generally take only a couple of minutes. Teachers leave after their program has ended and making sure all their students have been picked up by their parents. Miscellaneous • Children are not allowed to step outside the premises unless they are being picked up or dropped off. • Children are supervised at all times by our faculty. • We do not cook any food and strictly do not allow any alcoholic beverages on the premises. SCHEDULE OF DAILY ACTIVITES - AFTER SCHOOL PROGRAM 500 Bollinger Canyon Way, San Ramon CA 94582 Phone: 925-968-9721 f i F4a .._ j � n � IC o Tnowled �ue Program 1: Morning Batch (Kindergarteners) 11:45 AM—12:15 PM Arrival/Greetings 12:15 PM—02:30 PM Pledge+Prayers+Calendar+ Music/Poetry Cultural enrichment program Advanced Math+Phonic Drills Working on Advanced Math/Phonics concepts Science+Geography+ History+ Projects Activity+Coloring Includes lunch break 02:30 PM—03:00 PM Parents pickup Program 2: After School Batch 3:00pm—3:45pm 3:45pm—4:45pm 4:45pm—5:30 pm 5:30pm—6:OOpm Monday Arrival/Snack Homework/Curriculum Heritage Curriculum- Games/Activities Languages-Hindi/Tamil /Kannada Levell Tuesday Arrival/Snack Homework/Computers Heritage Curriculum-dance/ Arts&Crafts Wednesday Arrival/Snack Homework/Public Speaking Heritage Curriculum—music/ Cartooning Thursday Arrival/Snack Homework/Chess Heritage Curriculum-dance Arts&Crafts Friday Arrival/Snack Homework/Curriculum Heritage Curriculum- Lego Robotics Drama/Hindi/Tamil/Kannada Leve12 500 Bollinger Canyon Way, San Ramon CA 94582 Phone: 925-968-9721 of ED STAFF REPORT 82 PLANNING COMMISSION O�LIFOR�l� DATE: January 22, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2012-00056 Veneto at Positano (Neighborhood E-1) Site Development Review for a portion of the Positano project which includes 134 single-family detached residential units on approximately 30.7 acres within Tract 8106 Report Prepared by Mike Porto, Consultant Planner EXECUTIVE SUMMARY: D. R. Horton, Inc. is proposing to construct 134 single-family detached homes on 30.7 acres within Neighborhood E-1 of Positano. The proposed project is identified as Veneto at Positano. The project will provide four separate floor plans with four architectural elevation styles available for all four plans. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Site Development Review Permit for Veneto at Positano (Neighborhood E-1) for 134 single-family detached residential units on approximately 30.7 acres within Tract 8106. Submitted By: �' Rev wed By Mike Porto, Consulting Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 11 GAPAM20121PLPA-2012-00056 Veneto at Positano\PCSR Venetto 01.22.13.doc PROJECT DESCRIPTION: Background The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master plan and included within the Eastern Dublin Specific Plan (EDSP). The Planned Development Zoning for Positano (PA 05-038) was approved in December 2005 and includes a Stage 1 and Stage 2 Development Plan. Vesting Tentative Tract 7586 was approved in November 2005 by Planning Commission Resolution 05-61 as a subdivision of 1,043 low density residential lots within Positano. The proposed Site Development Review (SDR) for the project is known as Veneto at Positano (Neighborhood E-1). This neighborhood includes 134 single-family residential lots. Positano is generally located east of Fallon Road. Veneto at Positano (Neighborhood E-1) is comprised of 134 lots within approximately 30.7 acres. The project is located in the northeast portion of the Positano project area south and east of the open space stream corridor, south and west of the City limits, and immediately north of Neighborhood E-2. The vicinity map below shows Neighborhood E-1 in relation to the Positano neighborhood over all: 4 a I � y -G 1 CzFS r Vicinity Map Primary access to Veneto is from Positano Parkway past the elementary school site where it crosses the open space/stream corridor and terminates with an intersection at the end of Croak Road. The residential lots in Neighborhood E-1 are served by a spine road (labeled as Porcellano Way) and loop road (labeled as North Terracina Drive) with four cu-de-sacs branching off toward the hillside to the north and east. The loop road continues south into Neighborhood E-2 where it again intersects with Croak Road. 2of11 Legend L All Plan 2 elevations fit on this lot Plan 3 fits on this lot El All Plan 1 eledabons fit on this lot ® Plan 1A fits on this lot Plan 2A fits on this lot plan 4 fits on this lot ! ;. & Plan 2B fits on this lot r, ® Plan r� PIan4A fits on this lot 19 Plan 1 C fits on this lot & Plan 2C fits on this lot w; Plan 4B fits on this lot t� 0 Plan 1D fits on this lot A Plan 2D fits on this lot x Plan 4C fits on this lot Plan 4D fits on this lot Lot Numbers Only plans without Loggia will fit p} F Enhanced Lots P1\ LIJ i 17 p` "oxrr, RAawA arose . t 5D ©�k!1 i {«i r d11� d� rrcwc U Pi�, I r YQ" t a y l � j tf© �01) /, Y Y" r .'- �... .. AOR�gLCd YOB , /s"-� � l - f >rAy Note: , a '^-=1. ®r Applicant hs the abilitywkere possible,andwith City approval,W eomtmetup to 4ff/o of or asefloplanwikw hesnbdv on. Fir Or Et Irdividual floor pla ss maybe plied rext tow across the street fi eachotl>er. Only two ofthe sane-d—d-1 floor plans maybe plotted next to eachotherwitlwut j.©t ` i cy., ,J beug irder-ptedbya difT nt floor plan.iftwo ofthe s arre individual floorplam are ® m { plotted rext M eachotivr,tle same individual floorpLa yrot be plotted across t1v streetfr tle two,Innocasewillthesame arclutectual elevaticuior cdorschemebe i i,ba alloyed mxt to or across tle street from each otlmr,unles s tley axe a different individual floor plan 1'h Applicard shall Provide amaster lltuxx4 Plan for fh curreed and lneviaus phases of development at&same time the individual plot pl�foreach lot ardor phase submitted to enure coxx>pliarxcewith the above referenced rote. l` X Lot 66:T7e use ofPlan 413 and 4D will onlybe allowed aftera Lot Lire Acipsh—d to increase the lot SITE PLAN The project site has been mass graded in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7586. Finish grading for home site pads and construction of streets and infrastructure for much of the project area currently are underway. Non-native vegetation has been removed with the mass grading. The Applicant, D. R. Horton, currently requests approval of a Site Development Review (SDR) Permit for 134 single-family detached homes. The proposal includes four different floor plans, all two stories. Four architectural styles will be offered for each floor plan. ANALYSIS: The SDR addresses the architecture, plotting of homes, as well as front yard landscape, hardscape, and details for walls and fencing. As with the neighborhoods approved and constructed previously within Positano, Neighborhood E-1 is subject to the development regulations and design standards approved and adopted with the Stage 2 Development Plan. Site Layout/Plotting — The street and plotting pattern for the neighborhood were previously approved by the Planning Commission with the adoption of Vesting Tentative Map 7586. The sloping terrain has a marked influence on this neighborhood subdivision. Approximately 87 lots (65%) face onto the loop or spine roads mentioned above, and approximately 47 lots (35%) face onto cul-de-sacs. The project will not block views of the protected primary ridgeline to the north and east. 3of11 The minimum lot size for this neighborhood range from a minimum of 5,500 square feet (with minimum dimensions of 55 feet by 100 feet) to a maximum of 13,474 square feet. As with the other neighborhoods within Positano, lot coverage is limited to a maximum of 45% for two-story floor plans, including covered patio and loggia options. The homes planned for this neighborhood are similar in style and size to other homes on similar size lots already constructed in Positano and neighboring Dublin Ranch. None of the development standards (i.e., lot size, setbacks, building height, parking, etc.) adopted as a part of the Stage 2 Planned Development Zoning are proposed to be changed. Rear yards are required to have a 10-foot minimum depth with an overall average depth of 15 feet. The rear yard setback may exceed these dimensions depending on the floor plan type placed on each individual lot. All lots are required to have a usable (flat) rear yard area at a minimum of 500 square feet with that area having a minimum dimension of 10 feet. For this project, a typical lot is anticipated to have a minimum usable area of 800 square feet with a standard rear yard setback of 18.5 feet. In concept, any of the four approved floor plans would be permitted among the 134 lots subject to maximum coverage requirements of 45%. The Site Development Plan for this Neighborhood (Sheet C1.A of Attachment 1) is accompanied by a plotting matrix/fit list (Sheets C1.13 and C1.C) that shows each of the 134 lots and which of the four approved floor plans would be permitted subject to the coverage limitations, including the optional loggia/second level deck. As with previously approved SDRs for the Positano project area, this flexibility would be allowed within the plotting parameters described as follows: - Any single floor plan may not exceed 40% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. The purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminates the repetitious look of many subdivisions. These standards have been included as Condition #22 of Attachment 1. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards. The proposed project would comply with all other adopted development standards. Floor Plans - The four floor plans proposed for this project would range in size from 3,640 square feet for Plan 2 to 4,180 square feet for Plan 4, depending on the build-out options offered. All floor plans are two stories with at least four bedrooms. Plans 1 and 2 have deeply recessed entries. Entries to Plans 3 and 4 are in front of or flush with the garage face. All plans have front entry double garages and covered front porches sited forward from the garage face. With the exception of Plan 2, all plans are provided with one tandem parking space in the garage in addition to the two required spaces. A smaller space in the garage of Plan 2 can accommodate a workshop or additional storage but would be too small for a tandem parking space. 4of11 The kitchen, dining area, and Family Room/Great Room are oriented towards the rear of the ground floor on all four plans. With exception of Plan 2, all Plans have a separate living room near the front of the home and each of the three plans has a formal dining area. All kitchens have a large island and walk-in pantry. With exception of Plan 1, all plans can accommodate at least two non-wood burning fireplaces in the Family Room/Great Room and living room/flex area; Plan 1 includes one fireplace. Most of the lots can accommodate an outdoor living room or loggia as a standard element between the indoor living area and the rear yard which would be taken into consideration for the purpose of calculating lot coverage. The loggia also may be built out with a fireplace. With the exception of Plan 1, all Plans are provided with a ground floor bedroom suite with full ensuite bathroom. The tandem parking space may be built out as a ground floor bedroom suite for Plan 1 or as supplemental living area adjacent to the ground floor bedroom suites in Plans 3 and 4. All plans are configured with the master bedroom on the second floor at the rear of the structure with the option for an attached outdoor deck option above the loggia. Each Master bedroom is provided with double basins and two walk-in closets, except for Plan 4 which has one large walk-in closet. Some secondary bedrooms are provided with ensuite bathrooms and walk-in closets; build out options allow for bonus rooms, loft space, or an additional bedroom. All plans have laundry rooms located on the second floor. Table 1 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed plans. Table 1: Veneto at Positano (Neighborhood E-1) - Floor Plans Floor Bedrooms Bathrooms Square Footage Elevations Parking Parking Optional Living Space Plan(') (typical)"' Plan 1 4 + 1 opt. 3.5 or 4 3,650-3,960 sf A, B, C & D 2 + 1(4) ground floor den maybe p built out as fifth bedroom bonus room or fifth Plan 2 4 + 1 opt. 3.5 + 2 3,640 sf A, B, C & D 2 bedroom Loft space may become bedroom. Ground floor Plan 3 4 + 1 opt. 4.5 3,905-4,062 sf A, B, C & D 2 + V) bedroom may expand into tandem parking space. Ground floor bedroom Plan 4 5 4.5 4,025-4,180 sf A, B, C & D 2 + 1(4) may expand into tandem parking space. Total: 134 units (1) Any floor plan is limited to no more than 40%of the total (Z) Living area only (3) (A)Tuscan, (B) Italianate, (C) Spanish Colonial, and (D) French Country (4) Tandem space(s) Plan 1 - At 3,650 square feet, Plan 1 is designed with the living room off of the entry. All four styles feature a large columned front porch. A formal dining room is separated from the kitchen by a butler's pantry. The ground floor half bathroom may be built out as a full bathroom. The tandem space in the garage may be built out as a ground floor bedroom (fifth bedroom) with ensuite bathroom, increasing the size of the unit to 3,960 square feet. The second floor includes four bedrooms. Each bedroom is provided with a walk-in closet with the master bedroom having two. Bedrooms #2 and #3 have jack-and-jill access to an upstairs bathroom with dual basins. Bedroom #4 is provided with an ensuite bathroom and walk-in closet. (See Attachment 1, Architecture tab, Sheet A1.0) 5of11 Plan 2 - Plan 2 is the smallest at 3,640 square feet and the fewest build-out options. However, it is different from the other three plans by its entry location beyond a breezeway and entry courtyard before approaching the entry from a covered front porch. The primary living area features a Great Room with no formal living or dining rooms. "Flex area" off of the entry serves as informal living area oriented toward the entry courtyard. A bedroom with ensuite bathroom at the front of the home is connected to the opposite side of the entry by a hallway where the ground floor powder room is located. The additional garage area space would be too small to use as a tandem parking space, but may be used as a work shop or for extra storage space leading into a transition area designed as home management or drop space before emerging into the kitchen. Second floor space includes the Master bedroom/Master bathroom with two walk-in closets. Two additional bedrooms also are located on the second floor. One of the two (Bedroom #3) is equipped with an ensuite bathroom. The second floor bonus room may be built out as a fifth bedroom with an ensuite bathroom. (See Attachment 1, Architecture tab, Sheet A2.0) Plan 3 - Plan 3 and Plan 4 are similar in that they both allow the tandem space in the garage to be built out as supplemental space adjacent to a ground floor bedroom suite with walk-in closet at the rear of the ground floor. With the tandem space, Plan 3 would have 3,905 square feet of living area which would increase to 4,062 square feet if built out. A formal living room connected to a formal dining area is located off of the entry. The dining area is serviced by a butler's pantry leading into the kitchen. Access to the garage is through a hallway past a powder room. Second floor loft space may be built out as Bedroom #2. In that case, Bedrooms #2 and #3 would be configured with jack-and-jill access to an upstairs bathroom with dual basins like Plan 1 which also shows Bedroom #4 provided with an ensuite bathroom and a walk-in closet. (See Attachment 1, Architecture tab, Sheet A3.0) Plan 4 - Plan 4 is the largest of the floor plans. With the tandem space, the size of the home would be 4,025 square feet. With build out of the tandem space, this plan could include as much as 4,180 square feet. The ground floor of Plan 4 also includes a formal living room and formal dining room. However, on Plan 4 the dining room and family room are connected while the dining and living rooms are separated by a ground floor powder room (half bathroom) and the staircase to the second floor. The Plan 4 ground floor also includes a drop zone as a transition area from the garage. The second floor also includes the Master Bedroom with ensuite Master bathroom having dual basins and one large walk-in closet. The three secondary bedrooms on the second floor are similarly designed like Plan 3 with Bedrooms #2 and #3 sharing a bathroom, and Bedroom #4 having a private bathroom, but no walk-in closet or other build out options. (See Attachment 1, Architecture tab, Sheet A4.0) Architecture - The Stage 2 Planned Development Zoning was adopted with Design Guidelines which include a series of architectural styles. The SDR for Neighborhood E-1 offers four architectural styles for each of the four floor plans. The homes are designed with themed architectural elements integrated into the front facades and enhanced corner elevations that wrap the sides of the structures. Since no one-story floor plans are proposed, floor plans and elevations have been designed to present one-story elements along the street elevation to enhance pedestrian scale and recessed second story elements along the sideyards to create openness and the appearance of reduced mass. The garage facades have been de- emphasized with architecture forward plans, multi-plane front elevation setbacks, and recessed doors. The use of multiple styles is intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end treatments; exterior materials; and style-specific details. 6of11 Among the four styles, exterior elevations of all styles primarily are stucco or plaster finish with accents in manufactured stone on the Tuscan and French Country styles. Roof materials are either flat concrete tile for the French Country style or concrete S-tiles for the Tuscan, Italianate, and Spanish Colonial styles. Each plan has a roof the palette of 4 colors. (See Attachment 1, Architecture tab, Sheet A5.0 and A5.1) To provide wide diversity to the exterior elevations and architectural styles, 4 color and materials palettes are available for each of the styles for a total of 16 combination identified on Sheet A5.0 and A5.1 of Attachment 1, Architecture tab. The following provides a brief description of each approved architectural style reflecting the proposed exteriors in Neighborhood E-1: (A) Tuscan - The Tuscan style presents simple forms with concrete S-tiles on a hip roof configuration and accent gables on both first and second story projections. Front porch columns and front fagade walls are accented with manufactured stone veneer. Entries and front fagade windows may be arched and edged in brick. Windows mullions generally are two columns of vertical rectangular panes. Windows may be accented with formed lintels and sills and framed by slat shutters. Plan 3 provides for wooden porch posts in a style similar to the shutters. Gable end embellishments are round medallions that give the appearance of decorative vents. Roll-up garage doors present square- patterned panels. Plan 4 features manufactured stone on the fagade which accents a two-story entry and sloping roof above the front living room wall. Plan 4 also presents sawn beam ends to enhance gables in place of the thematic medallions shown for the other plans. - (B) Italianate — With exception of Plan 1, the Italianate style generally is structured as a series of hip roof forms with hip and shed projections. Plan 1 is configured as a large central gable with hip and shed projections. The gable end is embellished with a dual louvered vent. Like the Tuscan style, roof materials are concrete S-tiles with decorative eave details. The exterior finish primarily is plaster. Front facades feature cast arched elements on the entry or front windows which are more formally symmetrical in shape and placement. Window accents include decorative metal awnings, enhanced sills, and trim. Mullion patterns on vertical windows follow a hierarchy of three columns on the lower windows and two columns on the upper windows. The second story bedroom above the garage is enhanced with a narrow balcony metal railing on Plans 3 and 4. Shutters are used to frame the second level windows. Roll-up garage doors present square-patterned panels. - (C) Spanish Colonial - The Spanish Colonial style features gable roof forms with concrete S-tiles and accent gables on both first and second story projections. Exterior walls are stucco finished. At least one arched element is featured in the form of the entry, boxed based front window, or porch fagade. Entry or breezeway arches may be edged in brick. Vertical wall projections and eaves may be shaped with curved lines. Gable ends are embellished with the appearance of clay pipes in patterns of three or four. Windows are framed with heavy lintels and sills. A round porthole window with wrought iron trim placed on the front wall at the second level over the entry would serve as a signature for the Spanish Colonial Style on Plans 2 and 4. Decorative metal railing is used to enhance front windows on Plan 1 and a front balcony on Plan 4. Wooden shutters are used to accent windows on two of the four plans. Garage door openings are framed by a shaped soffit, and roll-up garage doors present square-patterned panels, except for Plan 1 which features rustic barn door elements. 7of11 - (D) French Country — The roof form for the French Country style ranges from a large central gable for Plan 1, abbreviated hips for Plan 2, and a series of hip roof forms for Plans 3 and 4. For all roof configurations, the material is flat concrete tile. Like the Tuscan style, entries and front fagade walls are enhanced with manufactured stone veneer. Gable ends are embellished primarily by vertical wood siding supported by corbels on the primary elevations including a dual louvered vent on the secondary elevations. Plan 4 gable ends are accented on the front fagade by an arched decorative reglet. Exteriors are informal either with wooden front porch column posts accented with wooden brackets or a stucco archway. Wooden brackets also are used to accent the eave overhang above the front window on Plan 2. Windows forms are designed with heavy lintels and sills supported by corbels or bracketed pot shelves and framed with plank shutters. The upper level balcony on the front fagade of Plan 3 is enhanced with a bracketed wooden frame and wooden railing. Mullions are square or rectangular on the ground level and square on the upper levels. The garage door for Plans 2, 3, and 4 feature a rustic barn door pattern. Parking - In accordance with the development standards, each of the 134 single-family homes in the Veneto neighborhood is provided, at a minimum, with a two-car garage resulting in compliance with the minimum requirement of 268 covered spaces. In addition, Plans 1, 3, and 4 include a third single tandem space within the car garage. On Plan 1 this space may be built out as a fifth bedroom. On Plans 3 and 4, this third tandem space optionally may be converted to living area adjacent to a ground floor bedroom. All units are required to provide one guest space - a minimum of 134 guest spaces for Neighborhood E-1 overall which are proposed to be provided curbside within the public right-of- way. Attachment 1, Sheet C4, presents the calculation of required and available parking, and identifies 201 spaces as guest parking to be located curbside along each of the public streets within the project except where marked for traffic safety and access by emergency vehicles. Landscaping/Fence Plan - The Landscaping Plan in the current submittal generally is consistent with the plans approved with previous SDRs for neighborhoods within Positano. (See Attachment 1, Landscape Architecture tab, Sheets L-1 through L-12) As with the SDRs approved previously, the landscaping is proposed with trees lining the neighborhood streets, parkways, and landscaped strips. All project streets and paths paralleling the streets will be shaded and enhanced by trees and plantings. Hardscape elements along with landscaping will be used to create neighborhood entries and identity. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan and the slope of each lot. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both interior and corner lots for each of the four floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance (WELD). The street landscaping and perimeter fencing unify the neighborhood and integrate it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for Neighborhood E-1 are consistent with the design and hierarchy of walls and fences previously approved for Positano through the Stage 1 and Stage 2 Development Plans. As with the other tracts and neighborhoods within Positano, the fence plan takes into consideration retaining walls, lattice-top fences, and view fences of an appropriate height where 8of11 necessary and as the interface between adjacent properties on the upslope, the down slopes, and/or abutting public right-of-way. There are no community themed walls identified in the landscape plans for Neighborhood E-1 since it is not bounded by any of the primary collector streets within the Positano planned community, and all streets within its boundaries are designed and function as local streets. Affordable Housing/Inclusionary Zoning - The proposed project is subject to the Affordable Housing Agreement approved by the City Council for Positano. The Affordable requirement for Positano will be satisfied through a combination of inclusionary units, granny flats and a community benefit payment. Public Art Compliance — Neighborhood E-1 will be required to comply with the Public Art Program, and an appropriate Condition of Approval has been applied to this project. (See Attachment 1, Condition 23). The Applicant has submitted a Public Art Compliance Report included in the project submittal package. Consistency with the General Plan, Specific Plans, and Zoning Ordinance -, The proposed project is designated "Single-Family Residential" in the General Plan and the Eastern Dublin Specific Plan. The site is zoned "PD-Low Density/Single-Family Residential" (PA 05-038). The current SDR request is consistent with the General Plan and Specific Plan land use designation and Planned Development zoning. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of a larger project already approved that has implemented pathways, gathering spaces, open spaces, and a village concept. The Applicant intends to exceed the minimum 50 point threshold in the City of Dublin Green Building Ordinance (See Attachment 2). In general, D. R. Horton is furthering the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). ENVIRONMENTAL REVIEW: The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of portions of the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40-02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-930). Both the 1993 EIR and 2002 SEIR are incorporated herein by reference. The Fallon Village project proposed in 2005 (for PA 04-040) included a specific proposal for the Braddock and Logan properties (PA 05-038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was 9of11 circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR dated October 2005 containing written responses to all comments received on the Draft SEIR and was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations with the approval of each EIR. The proposed SDR would not require any further environmental review. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution approving a Site Development Review Permit for Veneto at Positano (Neighborhood E-1) for 134 single-family detached residential units on approximately 30.7 acres within Tract 8106 with the project plans attached as Exhibit A 2. Green Point Rated Checklist. 10 of 11 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: D. R. Horton, Northern California Division c/o Dean Mills 6630 Owens Drive Pleasanton, CA 94588-3334 LOCATION: The project is located in the southeasterly portion of the Positano planned community, north of Positano Neighborhood E-2, east of Croak Road and Positano open space/stream corridor, and south and west of the northeasterly city limits beyond vacant land designated for Estate Residential and hillside preservation. APN: portion of 985-0086-13 Tract 8106, Lots 1 - 134 ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Estate Residential/Open Space Vacant/Hillside Preservation South PD Low Density Residential Vacant (Neighborhood E-2) East PD Estate Residential Vacant/Hillside Preservation West PD Open Space Open Space/Stream Corridor 11 of 11 RESOLUTION NO. 13-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR VENETO AT POSITANO (NEIGHBORHOOD E-1) FOR 134 SINGLE-FAMILY DETACHED RESIDENTIAL UNITS ON APPROXIMATELY 30.7 ACRES WITHIN TRACT 8106 PLPA 2012-00056 WHEREAS, the Applicant, D. R. Horton Northern California Division, has requested approval of a Site Development Review, PLPA 2012-00056 for 134 single-family detached residences within the Positano Planned Development known as known as Veneto at Positano (Neighborhood E-1); and WHEREAS, Veneto at Positano (Neighborhood E-1) is approximately 30.7 acres within Tract 8106 (Lots 1 through 134) located in the southeasterly portion of the Positano planned community, north of Positano Neighborhood E-2, east of Croak Road and Positano open space/stream corridor, and south and west of the northeasterly city limits beyond vacant land designated for Estate Residential; and WHEREAS, on November 8, 2005, the Planning Commission adopted Resolution No. 05-61 approving Vesting Tentative Tract Map 7586; and WHEREAS, on December 13, 2005, the City Council adopted Ordinance No. 32-05 approving Planned Development (PD) Zoning - Stage 1 Development Plan for the entire 1,134- acre Fallon Village (PA 04-040) and Ordinance 33-05 approving the Stage 2 Development Plan for the 488-acre Braddock & Logan properties now known as Positano; and WHEREAS, on December 6, 2005, the City Council adopted Resolution No. 222-05 certifying a Supplemental Environmental Impact Report (SEIR) (SCH #2005062010) to the Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993 (SCH#91103064) and the Supplemental EIR for the Eastern Dublin Property Owners (EDPO) (SCH # 2001052114) certified in 2002 by Resolution 40-02; and WHEREAS, no further environmental review is required. There are no new impacts identified with this proposed project that are beyond those impacts studied in the Supplemental Environmental Impact Report; and WHEREAS, a complete application was submitted and is available and on file in the Community Development Department; and WHEREAS, the Applicant has submitted project plans, including floor plans and elevations, dated January 2, 2013, for a Site Development Review relating to Veneto at Positano (Neighborhood E-1); and WHEREAS, the Planning Commission did hold a public hearing on said application on January 22, 2013, for this project; and ATTACHMENT 1 WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review for 134 lots (Lots 1 through 134) of Tract 8106 known as Veneto at Positano (Neighborhood E-1): Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Low Density Residential; and 4) the project complies with the development standards established in the Planned Development Zoning Stage 2 Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the existing site lay out and subdivision mapping and blends well with the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the project augments the architectural style offerings in the vicinity; 2) the size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; 3) the project will supply unique and varied floor plan options and enhanced elevations on the corner lots; and 4) the project will provide more design offerings contributing to a more "custom" look of the Positano planned community. D. The subject site is suitable for the type and intensity of the approved development because: 1) the lots have already been subdivided to conform with the General Plan, Eastern Dublin Specific Plan and the Planned Development Zoning Stage 1 and 2 Development Plan for this area; and 2) the proposed homes to be developed on the property meet all of the development standards established to regulate development in Fallon Village. 2 E. Impacts to existing slopes and topographic features are addressed because: 1) the proposed project site is already subdivided; 2) the infrastructure is under construction including streets and utilities; 3) the project complies with the approved grading plan and conforms to the required lot size and building envelope. F. Architectural considerations including the character, scale and quality of the design, site lay out, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the proposed houses will utilize four (4) of the approved architectural style standards established in the Fallon Village Planned Development Plan; 2) the materials referenced in the style guidelines will be utilized, 3) the homes when constructed will blend with and be similar to homes already being constructed in the general vicinity; and 4) the color and materials proposed are similar and complementary to colors and material being utilized on homes currently being constructed in the vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan, and 2) the project front yard landscaping and sideyard fencing is consistent with other developments currently under construction in the vicinity and conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because. 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the master plan; and 2) development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for the proposed project known as Veneto at Positano (Neighborhood E-1) (134 units), as shown on plans prepared by KTGY Group, Inc. Architects + Planning, Gates and Associates, and Mackay & Somps dated January 2, 2013 subject to the conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.1 Planning, fB] Building, [POI Police, [PWI Public Works [P&CSI Parks & Community Services fADMI Administration/City Attorney, [FIN1 Finance, [F] Alameda County Fire Department [DSRI Dublin San Ramon Services District, [CO1 Alameda County Department of Environmental Health, [Z71 Zone 7. 3 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLANNING DIVISION 1. Approval. This Site Development Review approval is for PL Ongoing Standard the construction of 134 single-family detached residential units on approximately 30.7 acres within Tract 8106 (Lots 1 through 134). This approval shall be as generally depicted and indicated on the plans prepared by KTGY Group, Inc. Architects + Planning, Gates and Associates, and Mackay & Somps dated January 2, 2013 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. 2. Permit Expiration: Construction or use shall commence PL One year Standard within one (1) year of Site Development Review (SDR) from approval, or the SDR shall lapse and become null and approval void. Commencement of construction or use means the actual construction or use pursuant to the approval, or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a SDR expires, a new application must be made and processed according to the requirements of the Dublin Zoning Ordinance. 3. Time Extension. The original approving decision-maker PL One year Standard may, upon the Applicant's written request for an following extension of approval prior to expiration, and upon the approval determination that any Conditions of Approval remain date adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the articular Permit. 4. Effective Date. This Site Development Review approval PL On going Standard becomes effective 10 days after action by the Planning Commission. 5. Compliance with previous approvals: The Applicant PL On going Standard shall comply with all Conditions of Approval for Vesting Tentative Tract 7586 as approved by the Planning Commission Resolution No. 05-61 on November 8, 2005. 6. Revocation of permit. The permit shall be revocable for PL Ongoing Standard cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 4 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 7. Required Permits. Applicant/Developer shall comply with PL, PW Issuance of Standard the City of Dublin Zoning Ordinance and obtain all Building necessary permits required by other agencies (Alameda Permits County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the permits to the Public Works Department. 8. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable Building Alameda County Fire, Dublin Public Works Department, Permits Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9. Modifications: The Community Development Director PL On going Standard may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 10. Satellite Dishes: The Applicant/Developer's Architect PL Issuance of Project shall prepare a plan for review and approval by the building Specific Director of Community Development and the Building permit Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. 11. Indemnification: The Applicant/Developer shall defend, PL, B On going Standard indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul 5 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law, provided, however, that The Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 12. Retaining Walls: The Applicant/Developer shall indicate PL Issuance of Project on the plot plans, with dimensions, the precise location of building Specific the point on the side yard retaining walls where the wall permit material will change from precision block (able to be stuccoed) to split face block. The intent of this condition is to assure that the entire portion of the wall visible to the street (from the perpendicular side-yard fence to the end of the wall closest to the street) is able to be enhanced with stucco material as required in the Planned Development Plan. Also, it is intended that the perpendicular side yard fence should be located at the transition point of the two block materials. No stucco wall face should occur behind the perpendicular side yard fence. Potential issues may arise in the field conditions which will be addressed on a case-by-case basis as directed by the Stage 1 and Stage 2 Planned Development Plan. 13. Clean up. The Applicant/Developer shall be responsible PL On going Standard for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 14. Controlling Activities. The Applicant /Developer shall PO, PL On going Standard control all activities on the project site so as not to create a nuisance to the surrounding residences. 15. Noise/Nuisances. No loudspeakers or amplified music PO, PL On going Standard shall be permitted to project or be placed outside of the residential buildings during construction. 16. Accessory Structures. The use of any accessory PL, B, F On going Standard structures, such as storage sheds or trailer/container units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. 17. Final building and site development plans shall be PL Issuance of Project reviewed and approved by the Community Development I building Specific 6 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Department staff prior to the issuance of a building permit permit. All such plans shall insure: a. That standard 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, if necessary. 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 air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development 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 Community Development Department for approval. h. 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. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. 18. Fees. The Applicant/Developer shall pay all applicable PW Zone 7 and Standard fees in effect at the time of building permit issuance Parkland In- including, but not limited to, Planning fees, Building fees, Lieu Fees Dublin San Ramon Services District fees, Public Facilities Due Prior to NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: fees, Dublin Unified School District School Impact fees, Filing Each Public Works Traffic Impact fees, City of Dublin Fire Final Map; Services fees, Noise Mitigation fees, Inclusionary Other Fees Housing In-Lieu fees, Alameda County Flood and Water Required Conservation District (Zone 7) Drainage and Water with Connection fees, and any other fees either in effect at the Issuance of time and/or as noted in the Development Agreement. Building Permits 19. Final landscape plans, irrigation system plans, tree PL Issuance of Standard preservation techniques, and guarantees, shall be building reviewed and approved by the Dublin Planning Division permit 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 where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed 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 8 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: compaction or damage to the tree, if applicable. 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 all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 20. Water Efficient Landscaping Regulations: The PL On going Standard Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 21. Sustainable Landscape Practices: The landscape PL On going Standard design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. 22. Plotting: The approved Site Development Review would PL Issuance of Project allow any of the four approved floor plans to be building Specific constructed on any of the lots within Neighborhood E-1, permits subject to the site plan and matrix/fit list on Sheets C1.A, C1.B, and C1.0 and the following criteria and limitations: ■ Any single floor plan may not exceed 40% of the subdivision. • Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. • If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. • In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. 9 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 23. Public Art Project: If the project is required to comply P&CS Issuance of Project with Sections 8.58.05A and 8.58.05D of Chapter 8.58 building Specific (Public Art Program) of the Dublin Municipal Code then permits Zoning the Applicant/Developer has elected to pay an in-lieu fee Ord Chp in accordance with Chapter 8.58 of the Dublin Municipal 8.58 Code and shall comply with the Public Art Compliance Report submitted by Applicant/Developer, dated September 19, 2012, and on file with the Planning Department. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official has determined that the total building valuation of the project (exclusive of land) is $74,655,375.00. Therefore, Applicant/Developer will pay a public art fee valued at a minimum amount of $373,276.88. 24. Clarification. In the event that there needs to be PW, PL On going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 25. Applicant/Developer shall obtain an Encroachment PW Construction Standard Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 26. Applicant/Developer shall obtain a Grading / Sitework PW Construction Standard Permit from the Public Works Department for all private grading and site improvements. This will include any community walls or soundwalls installed as part of the project. Wall construction will be subject to plan review by the Public Works Department and the Building Division, and will be subject to special inspections during construction. 27. Plot plans shall be submitted for review and approval by PW Building Standard the Public Works Department and the Community Permits Development Department prior to approval of building 10 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: permits. 28. Roof drainage shall be connected to a closed conduit, PW Tract impmt Standard discharging to a curb drain or connected to the storm agreement drain system. Concentrated flows will not be allowed to drain across public sidewalks 29. The Applicant/Developer is responsible for ensuring that PW During Standard all contractors implement all storm water pollution construction prevention measures in the SWPPP. 30. Removal of Obstructions. Applicant/Developer shall PW Issuance of Standard remove all trees including major root systems and other Occupancy obstructions from building sites that are necessary for Permits public improvements or for public safety as directed by the soils engineer and Public Works Director. 31. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard provide a final Utility Siting Plan showing that Grading transformers and service boxes are placed outside of Permits public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer/Public Works Director prior to installation. Y// 3 32. Building Codes and Ordinances: All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 33. Retaining Walls: All retaining walls over 30 inches in B Through Standard height and in a walkway area shall be provided with completion guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Building Division. 34. Phased Occupancy Plan: If occupancy is requested to B Occupancy Standard occur in phases, then all physical improvements within of any each phase shall be required to be completed prior to affected occupancy of any buildings within that phase except for building items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Community Development Department. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request Ii NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 35. Building Permits: To apply for building permits, B Issuance of Standard Applicant/Developer shall submit seven (7) sets of building construction plans to the Building Division for plan check. permit Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 36. Construction Drawings: Construction plans shall be B Issuance of Standard fully dimensioned (including building elevations) building accurately drawn (depicting all existing and proposed permit conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 37. Air Conditioning Units: Air conditioning units and B Occupancy Standard ventilation ducts shall be screened from public view with of unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 38. Temporary Fencing: Temporary Construction fencing B Through Standard shall be installed along the perimeter of all work under completion construction. 12 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 39. Addressing: B Issuance of Standard a. Provide a site plan with the City of Dublin's address building grid overlaid on the plans (1 to 30 scale). Highlight all permit and exterior door openings on plans (front, rear, garage, through etc.). (Prior to release of addresses) completion b. Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c. Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. (Prior to permitting) d. Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). e. Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or release of the project addresses. (Prior to permitting) f. Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 40. Engineer Observation: The Engineer of record shall be B Scheduling Standard retained to provide observation services for all the final components of the lateral and vertical design of the frame building, including nailing, hold downs, straps, shear, roof inspection diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 41. Foundation: Geotechnical Engineer for the soils report B Through Standard shall review and approve the foundation design. A letter completion shall be submitted to the Building Division on the approval. 42. Green Building: Green Building measures as detailed B Through Standard may be adjusted prior to master plan check application completion submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) 13 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: The Green Building checklist shall be included in the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit) Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant/Developer takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Applicant/Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Applicant/Developer shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 43. Electronic File: The Applicant/Developer shall submit all B Issuance of Standard building drawings and specifications for this project in an building electronic format to the satisfaction of the Building Official permit prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 44. Construction trailer: Due to size and nature of the B Issuance of Standard development, the Applicant/Developer, shall provide a Building construction trailer with all hook ups for use by City Permits Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 45. Copies of Approved Plans: Applicant/Developer shall B 30 days Standard provide City with 4 reduced (1/2 size) copies of the after permit approved plan. and each revision issuance 14 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 46. Security During Construction. PO, B, During Standard a. Fencing — The perimeter of the construction site shall PW construction be fenced and locked at all times when workers are not present. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the Public Works Director. b. Address Sign - A temporary address sign of sufficient size and color contrast to be seen during night time hours with existing street lighting is to be posted on the perimeter street adjacent to construction activities. c. Emergency Contact — Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24-hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools — Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 47. Graffiti. The Applicant/Developer shall keep the site clear PO, PL Ongoing Standard of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. PASSED, APPROVED AND ADOPTED this 22nd day of January 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commissioner Chair ATTEST: Community Development Director G:IPA#120121PLPA-2012-00056 Veneto at Positano\PC Reso Venetto SDR.doc 15 H V H Q � d L � H cz H u a� c� L7 M as W N 4 ' Gil i W a U z z W 45 W 3 0 iJ M w o own E N CL Z 0 0 = k too > a� 0 -�' J 0 �(A Cd .E L (; U c L 00 t OD LO 'L all. z c V =O 3 = 0 Cd W L Zo m v M cu Ln co co _ > V C O Ln L O%d cd C v N N 0 O — L c U � Q o c U U ^ cn N t a` .� N a) a) � Co cn Ln N 3 00 o6 U V cd C a.+ Q N by U cd O N Q Q O O M H _ � iLUN = I� — LL C v + � U mrd ,co O U � > C-4 •cam >_ � � H � NN = N ^ CN U ¢ � � ^ Faso U � � � Ln � C JC7 � NV) {n N y N y y N y C C C C C C C C O p •3 Q N p �Q_ N cd Q'U C a) tU o C 0 c0d O cced p mof C_ O cL d of •=_ O RL i 1V/) •C O L a a cC,3 w 'C�Q ,C N N c bC aN)4 C v bN 4 C adN)4 � -- • a) p N 'O O a) O . v O a) O• p 'w ' w _wd a aQQQQ o Q- � 4 a -J L m 0�0 0 �0 0 a 0 �0 0 0 �0 0 ' 00 0 V) 0 00 0 0 a, 00 000 00 V N N n In _ 00 _ _ � � 0 �F a W L -�e • Q U U VV U L w 4.) > > > > O X a 0 E E O X O p J O O W J w Q J W Q J W (L N� W Q J p O W Q J w Q J W Q J W Q J H I I LL I I I I I I I I I I I I LL I I I I I I I I I I I I — N M I Q Q I I Q Q Q m m m U V U Q Q Q I I Q Q Q m m m U U U Q Q Q c c c c C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C CL Q, a. 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