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6.1 Morrison Homes Rezoning Map 5388
i AGENDA STATEMENT 5-6 — so CITY COUNCIL MEETING DATE: April 8, 1985 SUBJECT: PUBLIC HEARING PA 84-084 . 1 and . 2 Morrison Homes, Planned Development Rezoning and Tentative Map 5388 EXHIBITS ATTACHED: A - Planned Development Rezoning submittals B - Tentative Map 5388 submittals C - Draft Resolution adopting a Mitigated Negative Declaration of Environmental Significance D - Draft Resolution approving and establishing Findings and General Provisions for Planned Development Rezoning with Development Plans E - Draft Resolution approving and establishing Findings and General Provisions for Tentative Map 5388 F - Draft Ordinance amending Zoning Ordinance Background Attachments: 1 - Mitigated Negative Declaration of Environmental Significance with Environmental Assessment Form f2 - April 1, 1985, Planning Commission Supplemental Staff Report with attachment d3 - March 18, 1985, Planning Commission Report without attachments /4 - Location Maps /5 - Applicant ' s Justification and Description of Project ✓6 - Applicant ' s March 4 , 1985, letter regarding private storage areas 1 /7 - Applicant ' s March 4 , 1985, letter regarding Phasing/Lotting Pattern Tract 5388 8 - Staff ' s March 13 , 1985, letter regarding Mitigated Negative Declaration of Environmental Significance ✓ 9 - Applicant ' s March 14 , 1985, letter regarding Mitigated Negative Declaration of Environmental Significance pycb l /10 - Applicant ' s 1, 1985, letter regarding major areas of concern with Staff recommendations outlined Planning Commission Staff Reports ----------------------------------------------------------------- ITEM COPIES T0: f Morrison Homes Creegan & D 'Angelo The Environmental Center RECOMMENDATION: 1 - Open public hearing and hear Staff presentation 2 - Take testimony from applicant and the public 3 - Question Staff, applicant and the public 4 - Close public hearing and deliberate 5 - Adopt Resolution regarding Mitigated Negative Declaration of Environmental Significance (Exhibit C) 6 - Adopt Resolution regarding Planned Development Rezoning PA 84-084 . 1 (Exhibit D) 7 - Adopt Resolution regarding Tentative Map 5388 PA 84-084 . 2 (Exhibit E) 8 - Waive reading and introduce Ordinance Amending Zoning Ordinance (Exhibit F) FINANCIAL STATEMENT: None DESCRIPTION: Morrison Homes, property owners, and Creegan & D'Angelo and the Environmental Center, applicants, are requesting the City rezone approximately thirteen acres of property located north westerly of the intersection of Dublin Boulevard and San Ramon Road from a Planned Development District (PD) as established under the Planned Development Rezoning request by H & H Development Company (PA 83-004 ) to a modified Planned Development District (PD) . They are concurrently requesting the City consider a request to subdivide the property to accomodate the proposed 177 multi-family residential condominium units . The use of the site is governed by the San Ramon Road Specific Plan which requires the proposed development to be processed by the City through the use of the Planned Development Rezoning procedure . The owner has requested that the Tentative Map process take place simultaneously with the rezoning. Assuming affirmative action by the City Council on these two submittals, the next step for the owner will be to submit a Site Development Review (SDR) request. The SDR will be handled at the Staff level and will be utilized to address specific minor architectural and site planning issues that were addressed in detail in the March 18, 1985, Staff Report for the Planning Commission (page 8 and 9 ) . The owner has been actively working towards resolving as many of these remaining Staff concerns as possible through the submittal of supplemental information and exhibits. While not f part of the Planned Development Rezoning or Tentative Map applications, these materials will become the basis of the ultimate SDR submittal . These applications were the subject of two previous Planning Commission hearings (March 18, 1985, and April 1, 1985) . During the course of those meetings two primary issues emerged; 1) the requirement to provide rental of 10% of the units for one year, and 2 ) the requirement to install a pedestrian/bicycle bridge crossing from the project site over Martin Canyon Creek to either the Nielsen School site or the Mape Park site. 1. Rental Requirement : Condition #75 of the draft resolution for the Planned Development Rezoning reads as follows; 75 . The developer shall enter into an agreement with the City of Dublin assuring that a minimum of 10% of the units are to be rented upon initial occupancy and for a minimum period of one year thereafter . The agreement shall be subject to review and approval by the City Attorney. -2- This condition was recommended by Staff to provide conformance with Section 3 . 8 . 3 of the Dublin Housing Element and Implementing Policy 6 . 4 .E in the General Plan - Plan Policies. The policy reads : "Require a percentage of units in large multi-family projects be rented for a specified period of time. " A detailed citation of the applicable section of the Housing Element can be found on page 2 of the April 1, 1985, Staff Report for the Planning Commission. The Housing Program Strategies in the Housing Element are reiterated within the City' s Land Use Element with the strategy regarding rental units in multi-family programs appearing as an Implementing Policy. The pertinent text from the Land Use Element can also be found in the April 1, 1985, report, located on page 3 of the report. During the course of the public hearings, the Owner ' s representative, Mr. Barney Knox, indicated his firm' s objections to this condition. Mr. Knox indicated that it has not been the intention of Morrison Homes to construct rental homes and that the unit purchase prices anticipated for this project would appear to make their use as rentals financially questionable ( i .e . , the monthly mortgage rate of units would probably greatly exceed the rental rate which might be secured for the units) . Mr. Knox also cited the large number of rental units that have been recently placed on the market in the Tri-Valley area. The need for rental units in the City, and the Tri-Valley area in general , is demonstrated by the fact that while only 9+ percent of the City' s housing units were in multi-family structures as of 1980 (according to 1980 Census information) , a total of 24% of Dublin residents rented their homes . Since all but 10 to 15 percent of the multi-family units are occupied by renters, about 15 percent of Dublin ' s single-family homes were rented in 1980 . The need for rental units in the Tri-Valley area is anticipated to be further aggravated with the development of an ever larger job base in the Tri-Valley area. Based on these facts, Staff continues to recommend that this development be required to assure a minimum of 10% of the 177 proposed units be rented upon initial occupancy and for a minimum period of one year thereafter. 2 . Martin Canyon Creek Pedestrian/Bicycle Bridge: As previously discussed, this issue area involves the recommendation that the project be required to install a pedestrian/bicycle bridge extending from the subject property over Martin Canyon Creek to either Mape Park or the Nielsen Elementary School Site. Peripherally associated with this issue is the owner ' s desire to have the conditions of approval for the project to include specific language providing process to allow the property owner to petition the Planning Commission at some future date to consider closure of the required through pedestrian/bicycle access . It ' s the owner ' s hope that this approach could allow closure of this access if the owner could demonstrate that problems ( i .e. , loitering, vandalism, etc. ) had arisen relating to the easement ' s presence . It remains Staff ' s recommendation that the bridge over Martin Canyon Creek be required to be developed in conjunction with this project. A framework to provide partial compensation for the cost incurred by the developer to construct the bridge has been set forth through the Resolution adopted by the Planning Commission which provides that 1) subject to review and approval by the Planning Director and the City Engineer, partial credit towards the project ' s in-lieu parkland dedication fees may be considered for construction of the pedestrian/bicycle crossing, and 2 ) that the City Engineer may require future development projects in the vicinity to partially reimburse the applicant for the cost of the bridge. -3- The bridge is considered a necessary element in the overall pedestrian/bicycle easement network planned for this area as it will provide the connection to the school and park site for both the subject property and other lands located south of the creek. In regards to the developer ' s desire to provide a means to have the pedestrian/bicycle easement reviewed once it is in operation, Staff points out that since the pedestrian/bicycle access is shown on the San Ramon Road Specific Plan it would take a Specific Plan Amendment to have the access altered or eliminated. A Specific Plan review could only be initiated at the City Council level , but could be requested by either the developer or the Planning Commission regardless of whether the text requested by the developer concerning the easement was included within the conditions for the project. Staff recommends no changes be made to the conditions regarding this matter. During the course of Planning Commission Public Hearings, two Dublin residents spoke regarding these applications . Their statements were directed at specific aspects of the project layout and included one common theme, they both expressed opposition to the requirement of that provision of rental units . be made. Staff recommended that the City Council concur with the Planning Commission recommendations regarding these applications and take the following actions ; 1 - Adopt the Mitigated Negative Declaration of Environmental Significance (Exhibit C) 2 - Approve the Findings and General Provisions of the Planned Development Rezoning (Exhibit D) 3 - Approve the Findings and General Provisions of the Tentative Map (Exhibit E) 4 - Waive the reading and introduce the Ordinance amending the Zoning Ordinance (Exhibit F) l -4- SAN RAMON ROAD '-G-055 AREA 110 -1 935 1 9 2W,NET AREA 130 1m, 2 60 2b.MI e57 ^VRDU«GP=OVERAGE 21e ee6 ` 1 3 6 2b.MI VEHICULAR COVERAGE 25.2 q 50 2b.I—rslo— 017 rT T OPEN^MPp CE 5].0 § 50 2bJb11 te--"` 1106 M ~ HUTABER_OF DUS 177 •/residential bpdrps w 2-story MY.P GROSS DENSITY 13. NET DENSITY 17.6 PARKING RATIO_ 2.15 Ly 1 COVERED PARKING 177 OPEN pPARKPlG 20• U OJ $ ul/Ib-corr1----•1 Q 4 .I__i O S .�� � I � mee tre/b ancb•v bc•11oM Q p bk R/W to b•dedicated �- INN -- wl—CMYtMrtt•1(--m) ]0'R- Q ---arcY we/ eI t Duldln0 overbarll t• �. I ,I -t. -..It tY/s _ S 9 a We•IOY recraatbn WIW nO o� � �t'`✓� ` 7N I 5 I ;- B sj d f ,Ids •Ike ���„ 4_-�� j^ �~1✓�; //� �- :l .. � �. � _1✓/�' /20'R • 1en•M biCYCl•owl-\�� .1j 1'1 i 1 •fir 1 �I' :J .A�q 1 1 �QN •trj°1 ` �!`! 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J ryi� 3R o SL �1 ` � � fOOt• ` VD �eD GENERAL NOTES, '•� 1 • �+ •`__`v.� "111/ ' ho L tCpu wwt. S ro 3 w7d►Y»I�( 1 _ ,0 \ LEGEND . ..�..w taco. ' n' t.•.+c.+Dq '( h wRroG REV1eEO a/E/ee � TM� v - p o-•av� alO,u,awN .., RS VIBEO ,/B/BB It 1C dGIJ1RNC'(GtAHC RE VISSO B/1S/SB rvaoR an'av+r, a.a,. .,.cc•�...•.o. (RR 2/1•1/% MW rwrcRlwc I.Lr_-' w�i-wNeaf �___ wrt N.4GtJC , .m..trt w..m tin.tn wr..w noa.• _ NE RR2 UrnrttfA F19FiEM _ /u•LYIY rawa<n, l GRACG VF.EA C v'f1C�.1t, ✓ rr.a+, \ © r0R ©0 OTD Y r L([p AIRiLlOw C TM,/�� 7 MOM Wr LME 1�IgG6 ' ...un wr. e..co..a..=..n....w....w.. Am rrC A RESUBDIVISION Of TRACT 6101 �"—�•'T' �' 1 A n.,Yq v.^Y`-"ro• f CRSEGAN IL O'ANOELO THE ENVIRONMENTAL CENTER + Fk(EiB=3+li • T•••O NO'•'BwwE aWmGbLL.cuwsw �vseuasxs•1.oelt•ceist TYPICAL BUILOING Y LOT DETAIL [ +pan'n'rEVrn'.'rrEtnw Wf'4'epenWffLft V4 R 4E K1��F]G.a�'S(L•lT W KeA•AMTat•,Ow.. M. 11n/. AO Krry 1R-1 H..1 ��.b�� tl IfAq.•L•O D K ISiN�rca.c�trtw,,:.Ca w..1J RESOLUTION NO. 85 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ----------------------------------------------------------------- ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 84-084 . 1 and .2 MORRISON HOMES PLANNED DEVELOPMENT REZONING AND TENTATIVE MAP WHEREAS, Morrison Homes proposes to rezone 13 . 0 acres of land (APN 941-40-2-15, 941-40-5-2 ptn. , 941-40-8 and 941-113- 118) northwest of Dublin Blvd. and San Ramon Road for Planned Development District (PD) as established under the Planned Development Rezoning request by H & H Development Company (PA 83-004 ) to a modified Planned Development District (PD) , and to subdivide said 13 . 0 acres into 25 lots, eleven common open space parcels and 177 multi-family residential condominium lots; and, WHEREAS, a Mitigated Negative Declaration of Environmental Significance has been prepared by the Dublin Planning Department; and, WHEREAS, public notice of the Mitigated Negative Declaration of Environmental Significance was given in all respects as required by law; and WHEREAS, the Planning Commission did review and consider the draft Mitigated Negative Declaration of Environmental Significance at Public Hearings on March 18, 1985 and April 1, 1985; and WHEREAS, the City Council did review and consider said draft Mitigated Negative Declaration of Environmental Significance on April 8, 1985, and determined that the project, PA 84-084 . 1 and . 2 has been changed by the applicant, or the applicant has agreed to provide mitigation measures, that will collectively result in a project that will not have any significant environmental impacts that were identified in the Initial Study; NOW, THEREFORE,BE IT RESOLVED that the City Council finds as follows : 1. That the project, PA 84-084 . 1 and .2 Morrison Homes Planned Development Rezoning application and Tentative Map 5388, will not have any significant environmental impact; and 2 . That the Mitigated Negative Declaration of Environmental Significance has been prepared and processed in accordance with State and Local environmental laws and guideline regulations ; 3 . That the Mitigated Negative Declaration of Environmental Significance is complete and adequate . BE IF FURTHER RESOLVED THAT THE Dublin City Council hereby adopts the Mitigated Negative Declaration for PA 84-084 . 1 and . 2 Morrison Homes Planned Development Rezoning and Tentative Map Applications . PASSED, APPROVED AND ADOPTED THIS th day of 1985 . AYES : NOES : ABSENT: Mayor ATTEST: City Clerk 117' 17 RESOLUTION NO. -85 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ----------------------------------------------------------------- APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT REZONING WITH DEVELOPMENT PLANS FOR A THIRTEEN ACRE SITE CONCERNING PA 84-084 .1, MORRISON HOMES PLANNED DEVELOPMENT REZONING WHEREAS, Morrison Homes proposes to rezone 13 . 0 acres of land (APN 941-40-2-15, 941-40-5-2 ptn. , 941-40-8 and 941- 113-118) northwest of Dublin Blvd. and San Ramon Rd. from Planned Development District (PD) as established under the Planned Development Rezoning request by H & H Development Company (PA 83-004 ) to a modified Planned Development District (PD) , in order to build a 177-unit residential condominium project; and, WHEREAS, the City Council finds that the proposed rezoning is consistent with the City ' s general plan policies ; and, WHEREAS, there is little or no probability that the rezoning will be a detriment to, or interfere with, the City ' s general plan; and, WHEREAS, the City Council has previously adopted a Mitigated Negative Declaration of Environmental Significance (Resolution No. -85) ; and WHEREAS, the City Council finds that the proposed rezoning will not have a significant environmental impact; and WHEREAS, the proposed rezoning is appropriate for the subject property in terms of being compatible to existing land uses in the area, will be visually attractive, will not overburden public services, and will provide housing of a type and cost that is desired, yet not readily available in the City of Dublin; and WHEREAS, the rezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property, or public improvements; and WHEREAS, the Planning Commission did hear and consider the submittal information at their regularly scheduled meetings on March 18, 1985, and April 1, 1985 ; and WHEREAS, the Planning Commission adopted Resolution No. 85-011 recommending approval of PA 84-084 .1 Morrison Homes; and WHEREAS, the City Council considered and reviewed the submittal information at their regularly scheduled meeting on April 8, 1985 ; and WHEREAS, property owners in the vicinity of the subject property were notified of the subject proposal ; and WHEREAS, the Staff Report was submitted recommending that the Planned Development (PD) Rezoning be approved subject to conditions prepared and reflected in the Planning Commission Resolution No. 85-012 ; and WHEREAS, the City Council did hear and consider all said reports and recommendations as herein above set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby approve the Planned Development -(PD) Rezoning request for a 177-unit residential condominium prct as generally shown on the Plans labeled Exhibit "A" for PA 84-084 . 1 and subject to the following Conditions of Approval ; Conditions of Approval PA 84-084 .1 Unless otherwise stipulated in the following conditions of approval, development shall be subject to final review and approval by the Planning Director prior-to issue of grading or building permits . Final plans must be submitted at minimum of -30 days prior to the issuance of building and/or grading permits . 1. This approval is for a 177-unit multiple family residential project. Development shall be generally consistent with the following submittals; A. Site Plan - Morrison Homes, prepared by the Environmental Center, and dated February 5, 1985. B. Preliminary Landscape Plan - Morrison Homes, prepared by the Environmental Center, and dated February 28, 1985. C. Floor Plans and elevations labeled Morrison Homes Dublin, prepared by Berkus-Group Architects, and dated received by the Planning Department December 21, 1984 . D. Project Description for Kildare, submitted with the application for Planned Development Rezoning and dated received by the Planning Department December 21, 1984 . E. Material and color board, prepared by Berkus-Group Architects, and dated December 17, 1984 . F. Floor plans and elevations for proposed recreation building, dated received by the Planning Department January 31, 1985 . Collectively the foregoing submittals shall constitute Exhibit "A" for PA 84-084 . 1. 2 . Site Development Review approval by Staff shall be acquired prior approval of the Final Map and prior to issuance of building permit or grading permits . The Site Development Review shall implement these conditions of approval concerning the physical development of the project and the related development criteria of the San Ramon Road Specific Plan. 3 . All units shall contain standard and currently available energy saving devices, and shall be insulated in accordance with Title 24, State of California Administrative Code. Evidence shall be provided to the Building Official from P.G. & E. that the units meet P.G. & E. ' s requirements of the "Energy Conservation Home Program" , if it still exists at the time the units are to be constructed. 4 . The project architect, or civil engineer, shall provide a letter to the Planning Director or Building inspector stating that water conservant toilets, shower heads, faucets, and automatic dishwashers with low flow cycles have been installed in the units . 5 . Except as may be specifically provided for within these conditions of approval, the development shall comply with the City of Dublin Residential Condominium Development Guidelines . 6 . Except as may be specificaly provided for within these conditions of approval, the development shall comply with City of Dublin Site Development Review Standard Conditions. 7 . Except as may be specifically provided for within these conditions of approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements . -2- 8 . The developer shall provide the City Planning Department a status report as to the occupancy characteristics of the development once each year for four years . The questionaire utilized by the developer to provide occupancy characteristics of the development to Planning Department shall be subject to review and approval by the Planning Director. 9 . A new 6-foot high architecturally designed fence shall be installed along the westerly property line. The design of the fence shall be subject to review as part of the Site Development Review submittal . The developer shall make a good faith effort to work with the Ponderosa Village Homeowner ' s Association and the affected adjoining property owners in reaching a consensus as to the design and location of the new fence . In absence of said consensus being reached, resolution of the details of the fence ' s design and location shall be subject to review and approval by the Planning Director. In addition to the fence, an intensive landscaped buffer, containing fast growing trees and shrubs, shall be installed within a 20-foot minimum width area immediately adjoining to the east side of the wall . Tree planting within this area shall reflect a twelve foot "on- center planting layout. This. landscaped area shall be irrigated by an automatic irrigation system and shall be maintained by the property owner. 10 . Light standards (freestanding, pedestrian and wall mounted) utilized in this project shall be of a design which shield the light sources from view from off-site. Light standards used shall be subject to review and approval by the Planning Director as regards design, location, number and intensity. 11. The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff . Any other change will require Planning Commission approval . 12 . Handicapped ramps and access as required by Title 24 , State of California, shall be provided. Handicapped parking stalls, appropriately signed, shall be provided evenly throughout the project. 13 . Covenants, Conditions and Restrictions (C.C.& R. ' s) shall be established for this development. The C.C. & R. ' s shall be approved by the Planning Director prior to filing of the Final Map. j The C.C. & R. ' s shall be reviewed and approved by the City to assure that: a. There is adequate provision for at least the maintenance in good repair of all commonly owned facilities, property and landscaping including but not limited to; open space, common parking and driveway areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, exterior of all buildings, and drainage and erosion control improvements . b. Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. C. The Association shall keep the City Planning Department informed of the current name, address, and phone number of the Association ' s official representative. d. Payment of the water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines are the obligations of the -3- Homeowners ' Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. e . Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowners ' Association and the Conditions, Covenants, and Restrictions applying to the development. f . The Homeowners ' Association shall contract with, or be advised (as to how to handle maintenance operations) by a professional management firm. g. No recreational vehicle or boat may be stored or parked for a period longer then twenty-four (24 ) hours within this development. h . Upon sufficient notice to the homeowners, the serving utilities are authorized to enter any portions of the units whenever restoration of gas, electric, and telephone service is required; that the utilities shall have the right to install , move, remove, or run new lines in or on any portions of the common area, including the interior and exterior of the units (except where undergrounding is required by the Subdivision Ordinance) as is necessary to maintain telephone service within the development and that this provision may not be amended or terminated without the consent of the utilities . i . The C.C. & R. ' s shall prohibit the use of guest parking areas by project residents . j . The C.C. & R. ' s shall include the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for maintenance of the private vehicle access ways and utility trenches in public utility easements . They shall further be void of any mention of future dedication of the access way to the City as a public street. k. Restrict the recoloring, refinishing, or alteration of any part of the exterior or any building until the Owner or Declarant first obtains approval from the related City of Dublin Departments . 14 . After the project has been completed, and subject to observing any minimum and maximum dimensions specified in the approved plan: a. In the common areas, plant materials, arbors, fences, paving materials, and similar landscape features may be added or replaced, in kind. b. Any construction, repair or replacement which would occur in the normal course of maintenance of the common areas as the project matures may occur subject to the securing of any permits or paying fees required by other ordinances . 15 . The developer and/or his representatives shall notify the Department of Fish and Game, P. O. Box 47 , Yountville, California 94599 of any proposed or existing construction project within the project that may affect the streams in accordance with Section 1601 and 1602 of the Fish and Game Code . 16 . Details and locations of entrance gates to the project ( if proposed) are subject to review and approval by the City Engineer, the DSRSD-Fire Department and the City Planning Department prior to installation. -4- 17 . At least one smoke/fire detector shall be connected in each residential unit to an enunciator panel and alarm at each group of units to notify the immediate neighbors to call the fire department in case of a fire. 18. A pedistrian-circulation plan shall be submitted as part of the Site Development Review material for review and approval by the Planning Director. 19 . Heating of the pool/spa facility shall be by a solar heating system, the location and design of which will be reviewed as part of the Site Development Review. The developer shall submit documentation that the number/size/location/design of the solar collector panels will suffice to provide adequate pool heating for a reasonable length of time in each calender year. 20 . The at-grade patios shall be fenced and landscaped for privacy of the units . Individual hose-bibs for each ground level unit patio area shall be provided by the developer. The design of the landscape and patio within the ground unit patio areas shall be subject to review and approval by the Planning Director as part of the Site Development Review submittal . 21. Make an offer of dedication to the City of Dublin for the right-of-way along Donlon Way, north of Dublin Blvd. , plus establish a right-of-way strip behind the curb for the existing sidewalk and landscaping. 22 . Contribute $50, 000 , towards future traffic improvements along Dublin Boulevard, west of San Ramon Road, to mitigate traffic impacts along this section of roadway which will be aggrevated by this project. 23 . The necessary traffic improvements at the Dublin Boulevard/ San Ramon Road intersection shall be made to increase the capacity of the intersection by adding a second left turn lane for northbound traffic on San Ramon Road. This will include signal modification, revision to medians, and adjustment of through-lane markings . If other projects contribute to these improvements of the intersection, the property owner will be reimbursed a proportionate share, as determined by City Engineer. 24 . Traffic Improvements at Amador Valley Blvd. and San Ramon Rd. . a. Contribute up to 50% of the cost of modifying the signals at Amador Valley Blvd. and San Ramon Blvd. to accommodate the extension of Amador Valley Blvd. to the subject property. b. Construct the extension of Amador Valley Blvd. from San Ramon Rd. to a cul-de-sac ending at the property. The design of the extension shall comply with the requirements of the City Traffic Engineering Consultants and the City Engineerc . Should the necessary right-of- way not be obtained by the developer for the Amador Valley Blvd. extension, a cash bond, or letter of credit, equal in value to 150% of the value of the land under the roadway, plus the cost of the road improvements, shall be deposited with the City. The cost to the City of acquiring the right-of-way shall be included. If and when additional monies are received for improvement to this cul-de-sac, this developer or property owner may be reimbursed for his cost of improvements , this developer being responsible for up to 50% of all extension improvements including curb, gutter and other necessary longitudinal drainage, -5- paving, sidewalk, street lights and street trees . Said contribution shall be made prior to occupancy of any unit. 25 . There shall be compliance with DSRSD Fire Department requirements, Flood Control District requirements, and Public Works requirements . Written statements from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of Building Permits or the installation of any improvements related to this project. 26 . All utilities to and within the project shall be undergrounded. Common water meters may be used, subject to review by the City Staff and DSRSD. 27 . Other utilities for each unit shall be individually metered. All meters shall be screened from view and enclosed by an enclosure that is compatible in design and materials to that of the building to which it is installed. 28. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals . The system shall be designed as acceptable to DSRSD. 29 . Developer shall furnish and install signs stating "Not a Publicly Maintained Street" and "Fire Access - Park in Designated Locations Only" in right-of-way of private streets . Parking spaces shall be designated by sign, paint or equal . 30 . Fire hydrants shall be installed and operable, to the satisfaction of the Dublin San Ramon Services District Fire Department, prior to combustible construction. 31. Prior to final inspection and occupancy of any units : a. Storm drainage facilities shall have been installed as approved by the City Engineer. b. Fire protection devices shall have been installed, be operable, and conform to the specifications of and inspections by the Dublin San Ramon Services District Fire Department. C . A 6" high concrete curb (minimum) , or "rolled-curb" of a design acceptable to the City Engineer, to separate all paved parking and passageway areas from landscaped areas shall have been installed. d. Cable TV hook-up shall be provided to each unit. e. As-built drawings showing the locations of all underground utilities (water, storm and sanitary sewer, gas, electric, telephone, and cable TV) shall be provided to the City. f . Street name signs, bearing such names as are approved by the Planning Director, shall have been installed. 32 . Prior to occupancy of any unit, each phase of development (landscaping, irrigation, fencing, and landscape lighting in accordance with approved landscape and erosion control plans ) shall have been installed, or a bond or letter of credit for the landscaping, lighting, appurtenant structures, and irrigation system shall be provided to the City. A statement from the Project Landscape Architect certifying that landscaping has been installed under his/her supervision and is in accordance with . approved plans shall be submitted to the Building Official and Planning Director. -6- 33 . Private Vehicle Accessways : a. Backfill of all utility trenches and pavement design in private vehicle access way areas is to meet standards for public streets. b. The developer is to covenant and be responsible for the maintenance of all facilities in the private vehicle access way which are not maintained by a public utility agency. C . The connection between the private vehicle access way and the public street is to be by a standard driveway type of connection. Driveway throat width (at back of sidewalk) shall be the same as the vehicle access way. d. Safety lighting is to be provided on private vehicle access way and on pedestrian-way facilities connecting thereto. Lights shall utilize "vandal resistant" enclosures, and shall have sufficient power and spacing to provide an average maintained foot candle level of 0 . 12 . Uniformity ratios and increased lighting level at entrance shall be provided to the satisfaction of the City Engineer and Planning Director. 34 . Approval of this Planned Development is for two years as is specified in Section 8-31. 2 (b) of the Zoning Ordinance. 35 . As part of the submittal for a grading plan, the developer ' s engineer shall field survey Martin Canyon Creek and perform hydrologic calculations indicating the capacity of the Creek. Should the Creek not handle the 100-year storm flow, improvements shall be designed so that this capacity is met, with an effort to maintain the natural appearance of the Creek. In addition, finished floor elevations of the units along the Creek shall be set so that if the Creek becomes blocked, the storm waters will flow onto San Ramon Road before water would enter the residential units. 36 . The following Creek setbacks shall be adhered to: a. For existing banks of 2 : 1 slope (horizontal over vertical ) or steeper, the setback is established by drawing a line at 2 : 1 slope from the toe of the existing bank to a point where it intercepts the ground surface and then adding 20 feet. b. Where the existing bank is 2 :1 or flatter, the setback shall be 20 feet from the top of the bank. The following information shall be provided to determine an adequate setback from the creek and for the required hydrologic calculations : a. The precise location, both horizontal and vertical, of the Creek centerline and toes and tops of both sides of the creek. b . Cross sections of the Creek at intervals acceptable to the City. Sections at 100 ' intervals are typical ; more frequent sections may be required. 37 . The developer ' s engineer shall develop the expected truck length and turning radius criteria to use the private streets (fire equipment, delivery or garbage moving trucks, etc . ) and design the curb radii accordingly and submit this data and design criteria with the Improvement Plans . 38 . Wheel stops within the project shall be the curb at the end of the parking stalls wherever possible. Where freestanding wheel stops are necessary, concrete stops shall be used. 39 . On-site circulation shall be constructed to private vehicle accessway standards as acceptable to the City Engineer. -7- 40 . Prior to final preparation of the subgrade and placement of base materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines . Public utilities and sanitary sewers shall be installed in a manner which will not disturb the street pavement, curb, and gutter when future service connections or extensions are made. 41 . Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage ( including size, type and location of drainage facilities both on- and off-site) and erosion and sedimentation control shall be submitted and subject to the approval of the City Engineer. 42 . Where soil or geologic conditions encountered in grading operations are different from that . anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval and shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of erosion, settlement and seismic activity. 43 . Roof drains shall empty onto paved areas, concrete swales, other approved dissipating devices, or tied into the storm drain system. 44 . Dust control measures, as approved by the City Engineer, shall be followed at all times during grading and construction operations . 45 . Construction and grading operations shall be limited to weekdays (Monday through ;Friday) and the hours from 7 : 30 a.m. to 5 : 30 p.m. , except as approved in writing by the City Engineer. 46 . Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris and clean up shall be made during the construction period, as determined by the City Engineer. 47 . a. Prior to commencement of any structures : Grading must conform with the recommendations of the soils engineer to the satisfaction of the City Engineer. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted. b. Prior to final inspection of buildings: The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. 2 ) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 3 ) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 48 . Prior to any grading of the site, a detailed plan covering grading ( including phasing) , drainage, water quality,,. erosion and sedimentation control for construction and th/ post-construction period shall be prepared by the Project Civil Engineer and/or Engineering Geologist, and shall be approved by the City Engineer. Said plans shall include detailed design, location, and maintenance criteria of all -8- erosion and sediment control measures . The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long- term maintenance of all permanent erosion and sediment control measures 49 . Prior to final inspection of buildings, the developer shall grade the site, install landscaping, soil erosion, sedimentation and drainage control measures, and improve all streets and easements, as shown or indicated on Exhibit "A" , and these conditions . 50 . Measures shall be taken to contain all trash, construction debris, and materials on site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City. 51. Install fire hydrants at the locations approved by the Dublin San Ramon Services District in accordance with present standards. Provide a raised blue reflectorized pavement marker in the center of the private vehicle accessways at each fire hydrant. 52 . If during construction, archaeological or historical remains are encountered, construction in the vicinity shall be halted, qualified archaeologist consulted, and the Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. 53 . Sidewalks shall be installed to assure that pedestrians can walk within the project without having to walk down the private vehicle accessways, as acceptable to the City Engineer. 54 . Unit address information and directories shall be provided to the satisfaction of the DSRSD Fire Department, Postal Service, Police Services, and Dublin Planning Department. 55 . Parkland dedication fees shall be paid prior to the issuance of building permits or prior to recordation of the Final Map, whichever occurs first. The City Engineer shall calculate the in-lieu fee based upon \ the Subdivision Ordinance . Subject to review by the City Engineer and the Planning Director, additional partial credit for private facilities may be granted for additional recreational facilities developed elsewhere on the site and the pedestrian/bicycle crossing over Martin Canyon Creek. For in-lieu fee calculation purposes, the preliminary park dedication land required is 66,221 sq. ft. Final calculations shall be at the issuance of building permits or at the approval of the Final Map, whichever occurs first. 56 . Should the project be phased: a. The undeveloped area shall be maintained as acceptable to the DSRSD Fire Department and it shall be kept free of trash and debris . b. The complete road system shall be installed with the first phase . C . Each phase shall be landscaped and developed such that should construction of subsequent phases be delayed, the constructed phase ( s) will appear as a completed project. The landscape buffer along the west side of the project shall be installed as part of the first phase. The recreation building and pool facilities shall also be installed as part of the first phase of development. 57 . Should the units not be sold inAtially, the following reports shall be filed with, and approved by, the City Engineer at the time the units are put up for sale . -9- a. a report by a licensed roofing contractor certifying that the roofs of all the structures are in good condition and not likely to be in need of replacement for at least 10 years . b. a report by a Professional Engineer attesting that the structure of all buildings, pavements, storm drainage facilities ; and the interior and exterior plumbing, electrical systems, and utility and mechanical equipment to be owned in common, or as part of the individual condominiums, are in good and serviceable condition; C . a report ' by a licensed painting contractor certifying that painting throughout the project is in good condition and that the building exteriors should not require repainting for at least five years. d. a report by a licensed termite and pest control specialist certifying that the structures are free of infestation and structural damage caused by pests . 58 . Special storage areas of at least 120 cu. ft. , each, shall be provided within, or adjacent to, each unit. The minimum dimensions (width, depth and height) of the storage areas shall be subject to review and approval by the Planning Director as part of the Site Development Review process. 59 . At the time of condominium sale, if the units are not sold initially, all appliances shall either be replaced with new units or be warranted to the values of new appliances . 60 . A recreation area or tot-lot, separate from the pool/spa area, shall be established prior to the occupancy of the 58th unit dwelling. A residential survey shall be prepared by the developer and submitted to the Planning Director to facilitate his determination as to what type of facility shall be developed and its appropriate location. 61. Prior to the issuance of building permits, the developer shall submit the appropriate documentation to demonstrate that all proposed development shall meet or exceed applicable state noise attenuation requirements. 62 . Information detailing the design, location and materials of all fencing, and of retaining walls over two feet in height shall be submitted as part of the Site Development Review and shall be subject to review and approval of the Planning Director. Design and material of fences shall be compatible with existing fencing in the vicinity of the project. 63 . The existing trees indicated on the Site Plan date February 5, 1985 to be retained with the development of this project are subject to the following minimum preservation criteria; ' a. Original grade shall not be changed at tree trunk. b. A qualified horticulturist, arborist, or other professional tree expert shall be consulted to develop a specific tree preservation program. The findings of the preservation program shall be incorporated into the project ' s grading and site development plan. 64 . The developer shall record an agreement, which shall be subject to review and approval by the City Attorney which assures the necessary pedistrian/bicycle cross access between the subject property and the adjoining parcels . 65 . The developer shall obtain an encroachment permit from Alameda County Flood Control and Water Conservation District for connection to, and work within, the existing District easement along the southerly property line ( 48" RCP is / District ' s line J-2 , Zone No. 7 ) . -10- 66 . Known water wells without a documented intent of future use are to be destroyed prior to any demolition or grading in accordance with a well destruction permit that shall be obtained from Zone 7 of the Alameda County Flood Control and Water Conservation District. 67 . The subject property lies within Special Drainage Area 7-1 and is subject to the condition of Ordinance No. 53 of the Alameda County Flood Control and Water Conservation District. Any applicable conditions of said ordinance shall be observed at the time of issuance of building permits. 68 . Public utility easements shall be required for the electric distribution system. The exact locations of the easements for the Pacific Gas and Electric Company and the Pacific Telephone Company shall be secured from those respective agencies. 69 . There may be one sign established for project identification purposes . The location, copy and design of the sign shall be subject to review and approval by the Planning Director as part of the Site Development Review submittal . 70 . The developer shall confer with the local postal authories to determine the type of centralized mail receptacles necessary and provide a letter stating their satisfaction at the time the Site Development Review submittal is made. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. If centralized mail units are not required, the developer shall provide written documentation from the Postmaster stating the exemption. 71. Modification to the unit layout/design shall be made to provide a minimum 20 foot building to building separation and a minimum 15 foot clear area between building face and patio enclosure, or patio enclosure and patio enclosure. Modification to the location or size of patios shall not release the obligation to provide a minimum 200 square foot private open space area for each ground level unit. 72 . The developer shall be responsible for the construction of a pedestrian/bicycle bridge crossing over Martin Canyon Creek from the subject property to either the DSRSD parksite or the Nielsen School site. The design and location of the bridge shall be subject to review and approval by the Planning Director and the City Engineer, appropriate review and coordination shall also be made with representatives of the school district and services district. The City Engineer may require future development projects in the vicinity to partially reimburse the applicant for the cost of the bridge . 73 . Upon submittal of a Site Devlopment Review application, the developer shall address the points of concerns relating to the architectural design of the proposed structures that were identified within the staff report to the Planning Commission dated March 18, 1985 . The design of the change/equipment room is specifically not aproved by this permit. The design of that facility shall be subject to review as part of the Site Development Review application. 74 . The developer shall be responsible for installation and maintenance of landscaping within the adjoining public 'right-of-way at the terminus of Shadow Drive. The improvements at this area shall include installation of a raised six inch curb along the length of the right-of-way. These improvements shall be subject to review and approval with the submittal of the Site Development Review and shall be installed at the time the landscaping buffer along the west property line is planted. -11- 75. The developer shall enter into an agreement with the City of Dublin assuring that a minimum of 10% of the units are to be rented upon initial occupancy and for a minimum period of one year thereafter. The agreement shall be subject to review and approval by the City Attorney. 76 . Upon submittal of a Site Development Review application, the developer shall address the design modifications regarding unit placement and location of parking discussed within the Staff Report to the Planning Commission dated March 18, 1985 . Site design changes proposed along the west property line involving the introduction of additional or modified parking bay facilities shall be in a manner to align to the greatest extent possible the parking bays with the ends of the three public streets lying to the west of the subject property and/or done in a manner to eliminate parking spaces in close proximity to the west property line to accomodate a wider landscape buffer between the parking bays and the west property line. 77 . If the subject project is not subdivided, as proposed under Subdivision 5388, the project shall be subject to the conditions of approval established for that subdivision, as determined applicable by the City Engineer and the Planning Director. PASSED, APPROVED AND ADOPTED THIS 8th day of April , 1985 . AYES: NOES: ABSENT: Mayor ATTEST: City Clerk i �l -12- RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ----------------------------------------------------------------- APPROVING TENTATIVE MAP 5388 CONCERNING PA 84-084.2 MORRISON HOMES/CREEGAN & D'ANGELO WHEREAS, Morrison Homes proposes to subdivide 13 . 0 acres of land into 25 lots, eleven common open space parcels and 177 multifamily residential condominiums; and, WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease, or financing unless a tentative map is acted upon and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations ; arid, WHEREAS, the City Council has previously adopted a Mitigated Negative Declaration of Environmental Significance for the project; and WHEREAS, the City Council finds that the proposed Tentative Map will not have a significant environmental impact; and WHEREAS, the Planning Commission did review the proposed Morrison Homes/Creegan & D 'Angelo Tentative Map 5388 at public hearings on March 18, 1985 and April 1, 1985; and WHEREAS, the Planning Commission adopted Resolution No. 85-011 recommending approval of PA 84-084 . 2 Morrison Homes/Creegan & D 'Angelo; and WHEREAS, the City Council considered and reviewed the submittal information at their regularly scheduled meeting on April 8, 1985 ; and WHEREAS, property owners in the vicinity of the subject property were notified of the subject proposal ; and WHEREAS, the City Council did hear and consider all said reports and recommendations as herein above set forth; NOW THEREFORE, be it resolved that the City Council finds : 1. Tentative Map 5388 is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances . 2 . Tentative Map 5388 is consistent with City' s General Plan and with the provisions set forth in the San Ramon Road Specific Plan as they apply to the subject property. 3 . Approval of the Tentative Map will not result in the creation of significant environmental impacts . 4 . The Tentative Map will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements . 5 . The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as 17 -AJ J shown, provided geological consultants ' recommendations are followed; and the site is in a good location regarding public services and facilities . 6 . The site is physically suitable for the proposed development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. 7 . The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, yet not readily available in the City of Dublin. 8 . General site considerations, including unit layout, open space topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks, and similar elements have been designated to provide a desirable environment for the development. 9 . This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. ' BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5388 PA 84-084 .2 subject to the conditions listed below: CONDITIONS OF APPROVAL: Unless otherwise specified the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS: 1 Approval of Tentative Map 5388 is subject to the subdivider securing final approval from the Dublin City Council for PA 84-084.1 the Planned Development Rezoning Application covering the subject property. Any modifications to the project design approved by the Planned Development Rezoning action shall supercede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. ARCHAEOLOGY: 2. If, during construction, archaeological remains are encountered, earthwork within 100 feet of these materials shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS: 3. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Grading and Improvement Plans and Specifications. b. All required landscaping shall be installed and established. c. An as-built landscape and irrigation plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape plans. d. Grading of the subject property must conform with the recommendations of the soils engineer to the satisfaction of the City Engineer. -2- e. The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. 2) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 3) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 4. Performance, labor, and material securities to guarantee the installation of improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the City Engineer prior to approval of the Grading and Improvement Plans. CREEK SETBACK: , 5. Buildings shall be no closer than 20 feet from top of bank on Martin Canyon Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one- vertical slope begun at the toe of the slope in the creek (whichever is more restrictive) . DRAINAGE: 6. The proposed drainage plans are schematic only and will need to be revised to contain required details and calculations, when detailed improvement plans are submitted as part of the Final Map review. 7. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. DEBRIS: 8. Measures shall be taken to contain all trash, construction debris, and materials on- site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 9. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant. Dust control measures, utilized shall be subject to review and approval by the City Engineer. EASEMENTS: 10, where the subdivider does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the City Engineer. 11. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 12. Prior to any grading of the site, and in any case prior to filing a Final Map a detailed construction grading plan (including phasing) ; and drainage, water quality, and erosion and sedimentation control plans, for construction and post-construction period, prepared by the Project Civil Engineer and/or Engineering Geologist; and shall be approved by the City Engineer. Said plan shall include detailed design, location, periods when required, and maintenance criteria, of all erosion and sediment control measures. The plan shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. All erosion f -3- and sediment control measures shall be maintained by the Subdivider until responsibility is turned over to the project Homeowners' Association at the time the City accepts final improvements and releases the performance guarantee as required by the City Engineer. FIRE: - 13. Install fire hydrants at the locations approved by the Dublin San Ramon Services District, in accordance with the standards in effect at the time of development. A raised, blue, reflectorized traffic marker shall be epoxied to the pavement along the center line of the public and private streets, opposite all the fire hydrants. 14. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the subdivider and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District. All such work will be subject to the joint field inspection of the City Engineer and Dublin San Ramon Services District. FLOOD CONTROL 15. Increase the capacity of Martin Canyon Creek along the property frontage so that it can handle a 100-year storm. Design of improvements shall be as determined by acceptable to the City Engineer, City Planning Department, and Alameda County Flood Control. Work on the creek that involves other property shall be done subject to obtaining the affected property owner's approval. FRONTAGE IMPROVEMENTS: 16. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. GRADING: 17. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 18. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirements shall be arranged with the City Engineer. 19. Any grading on adjacent properties will require written approval of those property owners affected. 20. The subdivider shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the City Engineer. 21. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 22. Handicapped ramps and parking shall be provided as required by State of California Title 24. -4- IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 23. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 24. The subdivider shall enter into an improvement agreement with the City for all public improvements. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. MISCELLANEOUS: 25. Copies of the improvement plans, indicating all streets, and drainage facilities shall also be submitted at 1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes. 26. Maintenance of can areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City and .the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowners' Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 27. The developer shall enter into an agreement with the City of Dublin assuring that a minimum of 10% of the units are to be rented upon initial occupancy and for a minimum period of one year thereafter. The agreement shall be sujbect to review and approval by the City Attorney. 28. There shall be compliance with DSRSD Fire Department requirements, Flood Control District requirements, and Public Works requirements. Written statements from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of Building Permits on lots of the subdivision or the installation of any improvements related to this project. NOISE: 29. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the City Engineer. I S PARK DEDICATION: r ti i 30. Parkland dedication fees shall be paid prior to the issuance of Building Permits or prior to recordation of the Final Map, whichever occurs first. The City Engineer shall calculate the in-lieu fee based upon the Subdivision Ordinance. For in-lieu fee calculation purposes, the preliminary park dedication land required is 66,221 sq. ft. Final calculations shall be at the issuance of Building Permits or at the approval of the Final Map, whichever occurs first. PUBLIC IMPROVEMENTS: 31. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 32. The minimum uniform gradient on streets shall be 0.5%, and 1% on parking areas, and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The City Engineer. shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing -5- and base is to be constructed and furnish the test reports to the City Engineer. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed and parking areas. 33. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way of Amador Valley Boulevard, San Ramon Road, Dublin Boulevard, and Donlon Way, where this work is not covered under the Improvement Plans. STREET LIGHTS: 34. Install street light standards and luminaries of the design, spacing, and locations, approved by the City Engineer. STREET NAMES: 35. The subdivider shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET TREES: 36. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 37. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map to the City Engineer. UTILITIES: 38. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, or public streets sized to meet utility company standards. 39. Prior to the filing the Grading and Improvement Plans the subdivider shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to the development. The District's systems shall be extended to serve the subdivision. WATER: 40. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 41. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. 42. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the storm drain relative to the sewer lines; b. The location of the sewer man-holes. They shall be in parking areas accessible by District equipment; -6- c. Dedication of sewer lines; d. Location and design of the water system values. TRAFFIC AND FLOOD CONTROL: 1. Prior to issuance of building permits, assurances, (e.g. cash, bonds) shall be provided to the City Engineer that guarantees that the following improvements shall be put in place by this subdivider and/or others or funding to cover the cost of installation shall be provided the City to allow construction to be completed prior to any building occupancy. a) Installation of the extension of Amador Valley Blvd. from San Ramon Road to the subject property. The design and extension shall comply with the requirements of the City Traffic Engineering Consultant and City Engineer. Up to 50% of this cost is the ultimate responsibility of this subdivider. Should this subdivider initially, in order to get the extension installed, be required to pay more than his reasonable share, the City shall refund monies contributed by other developers toward their fair share of the cost of installing the Amador Valley Blvd. extension in amounts established by the City Engineer. Improvements to the extension of Amador Valley Boulevard are to be guaranteed and designed with the first phase of development. b) Modify the signals at Amador Valley Blvd. and San Ramon Road to accomodate the extension of Amador Valley Blvd. to the subject property as determined by the City Engineer. Up to 500 of this cost is the ultimate responsibility of this subdivider. Should this subdivider initially, in order to get the signal modifications installed for use by this development, be required to pay more than his reasonable share, the City shall refund monies contributed by other developers toward their fair share of the cost of the signal improvement in amounts established by the City Engineer. c) Installation of improvements along San Ramon Road, as determined appropriate by the City Engineer and as per the San Ramon Road ultimate improvement plan line requirements. d) Contribute $50,000.00, towards future traffic improvements along Dublin Boulevard, west of San Ramon Road to mitigate traffic impacts along this section of roadway which will be aggravated by this project. e) Modify the intersection at Dublin Boulevard and San Ramon Road to increase the capacity of the intersection by adding a second left turn lane for northbound traffic on San Ramon Road. This work shall include signal modification, revision to medians and adjustment of through lane markings. PASSED, APPROVED AND ADOPTED this 8th day of April, 1985 . AYES: NOES: ABSENT: Mayor ATTEST: City Clerk -7- ORDINANCE NO. AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING ORDINANCE TO PERMIT THE REZONING OF REAL PROPERTY WITHIN THE CITY OF DUBLIN ----------------------------------------------------------------- The City Council of the City of Dublin does ordain as follows: SECTION 1. Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner: Thirteen ( 13 . 0 ) acres located northwest of the intersection of Dublin Boulevard and San Ramon Road, designated Assessor Parcel Numbers 941-40-15 ; 941-40-5.-2 ; 941-40-8; and 94-113-118, are hereby rezoned to the PD (Planned Development) District; and PA 84-084 ( . 1 and .2 ) Morrison Homes, as shown on Exhibit A (PD Rezoning Plans) , Exhibit B (Tentative Map Plans) , Exhibit C (Mitigated Negative Declaration of Environmental Significance) , Exhibit D - (Approval, Findings and General Provisions PD Rezoning) , and Exhibit E (Approval, Findings and General Provisions Tentative Map) , on file with the City of Dublin Planning Department, are hereby adopted as regulations for the use, improvement and maintenance of the property within this District. The San Ramon Road Specific Plan shall also apply to .this property. A map of the area is as follows; �Y •fit a p � �,, a I""a 3 ;�f rr q � _ � 'L•rr� j s R oIv C. loo J _a IC yt• •� �,/ DUBLIN 7 o. SECTION 2 . This Ordinance shall take effect and be in force thirty ( 30 ) days from after the date of its passage. Before the expiration of fifteen ( 15 ) days after its passage, it shall be published once with the names of the Council members voting for and against the same in the Tri-Valley Herald, a newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED by the City Council of the City of Dublin on this 8th day of April, 1985, by the following votes: AYES: NOES: ABSENT: Mayor / ATTEST: City Clerk CITY OF DUBLIN Development Services Planning/Zoning 829-4916 P.O. Box 2340 Building & Safety 829-0822 Dublin, CA 94568 Engineering/Public Works 829-4916 MITIGATED NEGATIVE DECLARATION FOR: PA 84-084 . 1 and . 2 Morrison Homes (formerly H & H Development Company) Planned Development Rezoning and Tentative Map Applications for a 177-Unit Multiple Family Residential Development (Pursuant to Public Resources Code Section 21, 000, et seq. ) LOCATION: The 13 .4 + Acre site is located adjacent and north of the Springs Apartments and adjacent and west of the Iceland Skating Rink, in the northwest quadrant of San Ramon Road and Dublin Boulevard. The subject property fronts at the western terminus of a 50 foot + "stem" extending 425+ feet westerly from San Ramon Road, approximately 575 feet north of Dublin Boulevard. The subject property is to be accessed from the future extension of Amador Valley Boulevard and from the northern terminus of Donlon Road. (APN 941-40-2-5 ; 941-40-5-2 ; 941-40-2-15 ; and 941-113-118) APPLICANTS: The Environmental Center 1961 The Alameda San Jose, California 95126 Creegan & D 'Angelo 6658 Owens Drive Pleasanton, California 94566 OWNER: Morrison Homes 2255 Contra Costa Boulevard Pleasant Hill, California 94523 PROJECT DESCRIPTION: Planned Development Rezoning and . - - / Tentative Map Applications to develop 13 . 4 acres into a 177-unit multiple family residential development with common open space and recreational areas . -1- r FINDINGS: The project, as now proposed, will not have a significant adverse impact on the environment. INITIAL STUDY: The Initial Study is attached with a brief discussion of the environmental components listed below. Each component has been mitigated through project design or through binding committment by the applicant, as outlined in the section below entitled Mitigation Measures. A. Traffic B. Flood C . Vegetation D. Pedestrian/Bicycle Access E. Neighborhood Security/Landscaping - Western Property Boundary F. Noise MITIGATION MEASURES A. Traffic - Traffic lights, frontage improvements and/or off-site road improvements will be installed along Donlon Road and San Ramon Road, at the intersection of Dublin Boulevard and San Ramon Road, and at the intersection of Donlon Road and Dublin Boulevard. Amador Valley Boulevard will also be extended to the subject property. Collectively these improvements will mitigate the traffic impacts related to this project. B. Flood Control - The applicant will improve Martin Canyon Creek to the satisfaction of the Alameda County Flood Control and the City Engineer to assure that this project will not adversely affect the potential for flooding of this section of the creek. Additionally, on-site improvements and pad elevation/grading will be performed to protect project residents should the creek over flow its banks . C. Vegetation - The existing major trees along the property ' s Martin Canyon Creek frontage will be incorporated into the project design. Other existing trees within the interior of the subject property will be retained as feasible on a tree-by- tree basis (given tree -location, health and -existing grade------ elevation) . D. Pedestrian/Bicycle Access - The project design will make adequate provision for pedestrian and bicycle access through, or around, the project site to meet the circulation requirements established by the San Ramon Road Specific Plan. E. Neighborhood Security/Landscaping - Western Property Boundary - A continuous six-foot solid fence, appropriate area lighting, landscaping, and building setbacks have been designed into the project to provide an adequate barrier and buffer between the adjoining single family residential units to the west -2- and the subject property, thereby reducing the potential for future security problems and mitigating potential adverse impacts associated with noise and/or visual impacts. F. Noise - The residential structures developed in this project will be designed to insure interior noise levels meet applicable standards as set forth by State and Local regulations . La rence L. Tong, P1 nn ng Director 1. (Section 1. 2 ) The addition of impervious surfaces may lead to urban pollutants washing into Martin Canyon Creek and/or ground water supplies . 2 . (Section 1. 3 ) The high water table present at this location may create problems with foundation design and/or subdrainage. 3 . (Section 1. 5) A sedimentation control plan should be prepared prior to initiation of on-site grading. 4 . (Section 1. 6) A previously prepared_ hydrological study addresses exposure to flooding and spells out the necessary mitigations measures along the creek corridor. 5. (Section 1. 7 ) Previous approvals covering the project site lead to a situation where an adequate number of DSRSD sewer - permits were secured to cover this 177-unit project. 6 . (Section 3 . 2 ) The Terra Search, Inc . , report dated June 1979 , lays out grading specifications and guidelines for foundation design. 7 . (Section 3 . 4 and 3 . 5) The subject property is in proximity of a trace of the Calverous Fault and has an accordingly moderate exposure to seismic shaking and/or seismic induced ground failure. 8 . (Section 3 . 8) The existing on site well is proposed to be capped and filled. 9 . (Sections 4 . 2 and 4 . 3 ) The creek corridor along Martin Canyon Creek will be susceptable to impacts from human activity and development actions . 10 . (Section 5 . 1) The pedistrian/bicycle access network proposed under San Ramon Road Specific Plan is reflected on the site plan submittal. 11. (Section 5 . 9 ) Pool and recreation building are proposed for this project. Passive/alternate recreation facilities should be considered during the course of project reivew and development.- __.. l 12 . (Section 6 . 1 through 6 . 3 ) Prevous project reviews were performed by TJKM consulting firm reviewing a 288-unit project. The proposed mitigations to traffic impacts should be reviewed looking at this smaller scale project and applied to this project as determined as necessary/appropriate by Staff. 13 . (Section 7 . 3 ) Rear of proposed/existing commercial facilities, especially Iceland, may pose minor, ongoing nuisance problems . 14 . (Section 10 . 1) The majority of adjoining single family residential units are "side-loaded" without direct window-to- window orientation with the units proposed in this project. -4- pr-o�ose< .� Heavy landscape planting, unit density, and generous unit setbacks from these existing units are proposed under the site plan submittal . 15 . (Section 11. 2 ) Some level of archaeology reconnaissance appears warranted since the subject property adjoins a waterway _ (Martin Canyon Creek) . 16 . (Section 12 . 1 and 12 . 2 ) Net increase in energy consumption is a cumulative impact. Nature of proposed energy conservation measures have not been outlined in detail at this time. 17 . (Section 13 .2 ) Residents of adjoining residential structures have previously expressed concerns that security threats may be created by development of a project on their side and rear yard property boundaries . 18. (Section 14 .0 ) Development of this site needs to be coordinated with historic/proposed pedistrian and bicycle routes . 19 . (Section 15 . 0 ) It is anticipated project will not be developed as a low or moderate income housing project, but rather will have a purchase price range at a moderate to high housing level . 20 . (Section 16 . 0 ) Site development will commit a large percentage of available land in the San Ramon Specific Plan to a single-homogenous use. -5- r — ' CITY OF MaLlrl PA No. .I1�� Z (Pursuant to Public Resources Code Section 21000 et sec.) Based on the project information submitted in Section 1 -General Data, the Planning Staff will use Section 3, Initial Study, to determine whether a Negative Declaration or an Environmental Impact Report is required. SECTION 3. INITIAL STUDY - - - to be completed by the PLANNING STAFF 4 Name of Projector Applicant: /�i���A�E I�lo'Pi .l �orq4s < owevew4 e40:2p- D jpyy4ZO V TtIE A. ENVIRONMENTAL SETTING Description of project site before the project, including information on: topography; soil stcbility; plants and animals; historical, cultural, and scenic aspects; existing structures; and use of structures ��j��,�r .S�L MFG �/- _ Description or surrounding properties, including information on_ pants and anirals; ��t � historical, cultural, and scenic aspects; type and intensity of land use; and scale or deve1apment. 6bV y01✓ CAEEI< OV17*A s /010 VS 4iA�F //Z t�f'�- �N<N rN�V7, 1.iz Imo-'W 01'0 , . B. ENVI�T�1vl rTA L IMPACTS — Factual explanations of all answers except "no". are re— _ quired on attached sheets. Cc �cZT SCALE or• DL°P_CT No �= s tma{� Im 01 0 1.0 WATER s I t 1 1.1 Hydrologic Balance Will construction of the project alter the hydro- �( 1 logic ba lance 7 ^ 1.2 Ground Water Will the project affect the quality or quantity of X� ground water supplies? 1.1 Depth to Water Toblo Will the rate of water vrithdra—al change the depth or gradient of the water toble7 1.4 Drainage and channel Form Will construction impede the natural drainage pattern X or cause alteration of stream channel form? t 1.5 Sedimentation Wi11 construction in an area result in major sediment lnfluK into adjacent woror;bpd' 17 t 1.6 Flooding Will rhere 6e risk of toss al,lira or property due tis Ilnodin 7 I�'�-_ COt`iPCh�i�JT -DIPACTS SCAM OF IMPACT NO QUALIFIED YES UT1O4r'i�I NO II t0 Ft O I Io I o • G 1,7 Water Quolity Does drinking voter supply fail to meet state and federal standards? Will sewage be inale-Ivotely accommc�ated and treated? N ✓ t v Y Will receiving waters fnil to meet local, st•."c and Y federal standards? N Will ground water suffer contamination by s•Yfu_e seepages, intrusion of colt or polluted water from adjacent water bodies or from another ront.-uninatcd O nifef? 2.0 AIR 2.1 Air Pollution Will there be generation and dispersior.of prsllurants i f by project related activities o' in proxir.it•r M K:a project which will erreed state or acli-na a;r •• quality standards? 'v _"�•• 2.2 Wind Alteration Will structure and terrain-impede prestilirt vrin4 flow causing channeling along certain corri:s s or obstruction of wind movements? 3.0 EARTH Are there potential den n related trs:!o failures? 3.1 Slope Stion Sty Po g Pa 3.2 Foundation Support Will there be risk to life or property'�e-o:s:e of ' ( excessive deformation of materials? 3.3 Consolidation Will there be risk to life or propcirj fscca,i:e of excessive consoiidaHon of foundati-sr ms tn•iols? jam' 3.4 Subsidence Is th_re risk of major ground subsid,:n,.n iss:sc iotcrl with the project? 3,$ Seismic Activity Is there risk of damage or loss res,sltino frrm earth- quo!ac activity? 3.6 Liquefaction Will the project emus^or be exposed !n liqu^faction of soils in sic?es or under foundatirns? 3.7 Erodbiliry Will there b,,.vw�bstantial loss of sni!ts.•:n!o can- struction practices? 3.8 Permeability Will the perm adver of sails osns arsrt wili:the / A8 ( j project present odver:a conditionsielative tc d.- ,-v/ ( ( - velopment of wells? 3.9 UJSique Features Will any unique geological features bn domo3ed or destroyed by project activities? 3,10 Mineral Resources Are there geologic deposits of potentinl rrs-ercinl ;i value close to the project? 4.0 PLANTS AND ANIMALS 4.1 Plant and Animal Species Are there rare or endangered species present? Ara there species pre_•nt which are pa-6cularly susceprible to impact from human activity? Is there vegetation proem; the !ors of whir;..will deny fond or Mbirot to important w0d'Ue species? Ir li [i Arc there nuisonce :nccies of plant or a-simals for which conditions will be improved by tie project? r 4.2 Vegetative Community Types Are there any unusual populations of pinnts that may be of scientific interest? Are there vegatctive community tyres s•.Isich are X( ( ( particularly su;ceptiblc to impact frr:-s tsumon cc:ivity? Are th=rc major Irccs or major vc(jr•tntio-1 that will he ej•re:r.l�•nffrr.tr {by the projrlct? _ Are the:o v-_g::a:ivr. r:fmmunity tyn•:;r--!. 11r of which viill deny fr-);i or hai:;itn'tr. species, or to o:ussf:ntinl num!sr•ar i".--I.! 4.3 Diversity Is there subsron.W diversity'in tls-•nr•:••-n: ^ter,.-•n::y I l as reflected in the ns.mbrr and type rsf n',-It is nr.i:r-1 J species present or the threw-dimensinrr.l orrnnq^m^n: �( of plant species present? ' COMPONENT II�LpACIS SCALE OF DTACT NO QCALIFIM YES UN NO ( I o � J E- 10 1 0 5.0 FACILITIES AND SERVICES 5.1 Educational Facilities Will projectrd enrollments adversely affect the ex— I J { (sting or proposed focilirics in terms of spacing for all activities, Including classrooms, recreational areos, and staffing needs? Will the project impact the pvpii/teocher ratio$o { as to impede the learning process? { { { Is the schdol located such?hot it presents o hardship �y for a portion of the enrollment in terms of travel time, distance, or safety hazards? 1 r r 1 5.2 Commercial Facilities Will there be on inadequate supply of and access to commercial Focililies for the project? I� 5.3 liquid Waste Disposal Are provisions for sewooe capacity inadequate For { I { the needs of the project without exceeding quality J { standords7 Will the project be exposed to nuisances and odors { { associated with wastewater treatment plants? 5.4 Sol Id Waste Disposal Is there Inadequate provision for disposal of solid J wastes generated by the project? 5.5 Water Supply Is there inodequotc quantity or quality of water J supply to meet the needs of thr:project? _( ! 5.6 Storm Water Drainage Will storm water droinoge be inadequate to prevent downstream flooding and to meet Federal State and local standards? s 5.7 Police WIII the project's additional population, facilities, { ( J or other fc-olures generate an increase in police service ( { or create a police hazard? { J 5.8 Fire Will the project's additional population, facilities, or other features generate an increase in fire services or create o fire hazard? ( J { 5.9 Recreotion Will the project have inodequote facilities to meet the recreational needs of the residenh? ( I 5.10 Cultural Facilities Will cultural facilities be unavailable to the project J { residents? 6.0 TRANSPORTATION J J 6.1 Transportation Facilities Are the traffic demands on adjacent roods currently ( I J at or above capacity? If not, will the traffic gen- J I eroted by the project cause the adjacent roads to reach or exceed capacity? Are the other transportation facilities which se rve the project Inadequate to accommodate the project's I J J travel demons? 6.2'Circulation Conflicts Will desig's of tha project or conditions in the surround- �[ J ing area inueasc accidents due to circulation eonflich. •� { I .. ..-.. 6-3 Rood Safety and Design Will project residents and users be exposed to increased - oeeidenl risks dun to roadway and street design or lock of traffic controls? • 7.0 HEALTH I I J 7.1 Odors WIII the project be exposed to or generate any intense odors? 7.2 Crowding and Density Will the residents and users be exposed to crowding or J I { high density in their physical living environment? 7.3 Nuisances Ylill the proir-ct be exposed to or generate factors that { { may be considered as nuisances? ( J { 7.4 Structural Safety Will design and proposed construction techniques Fail I { to meet state and local building codes? 8.0 NOISE ,/ J 8.1 Noiu Levels WIII the project be expos•td to rr generate adverse noise lcvr137 I I I 8.2 Vibrations Will the project be exposed to vihratinns nnnoying to I I humans? I l I I • COivMONENT D IDACTS SCALE Or IMPACr NO QUALIFIED YES UNKNa"N' NO 17 ( ! 0 I � I E- 0 1 0 1 0 9.0 COSAMUNITY CHARACTER 9.1 Community Organization Will the project disrupt on existing sat of organizations or groups within 111e community? 9.2 Homogeneity end Diversity Will the project change the character of the community in terns of distribution or concentration of income, ethnic, housing, or age group?. ' • , 9.3 Community Stability and Will the project be exposed to or generate an Physical Conditions oreo of poor stobility onJ pS)rsical eomlitions7 I ( 1 ` 10.0 VISUAL QUALITY 10.) Views Will residents of the surrounding area be adversely affected by views of or from the project? M Will the project residents be adversely offected by I I views of or from the surrounding area's ' 10.2 Shadows Will the project be exposed to or generate excessive shodows? " . 11.0 HISTORIC AND CULTL►.tAl RESOURCES I I I 11.1 Historic and Cultural Will tho project involve the destruction or otter- I I { Resources ation of a historic resource? Will the project result in isolation of a historic ( I I .. resource from its surrounding environment? Will the project introduce physicol, visual,audible I I I or atmospheric elements thnt ore not in cSorocter with ( I I a historic resource or i:s setting? 1 11.2 Archaeo!ogical Siles Will the project involve th=destruction or alteration and Structures of on or6aeolooicol resource? X Will the project result in is-)lotion of on orchocalogicol I I I ' resource? Will the project in!rod•.ce physicol, visual, audible I I I or atmospheric elements that are not in character with I an archaeological resource or its setting? I 1 12.0 ENERGY { I I 12.1 Energy Requirements Ara there potential problems with the supply of ( I I energy required for the project? Will the energy requirements exceed the capacity of the s-_rvicc utility company? Will there be a net increase in energy used for the project comp'sred to the no project alternative? 12.2 Conservotion Measures Doos the project planning on f d:si,s foil to include ovoilab!c energy con:erwntion maa:urrs? I I I 13.0 LAND USE 13.1 Site Hazards Do conditions of the site, proposed site dcvelopmcnt, or surrounding area create potentially hazardous situ- orions? 13.2 Physical Threat. VIM the project or the surroundin.j area create a feeling of insecurity and physical threat aman,l the residents and users? I I 1 13.3 Sanitary Landfill Wit! the project br. r;xpos.:d to strul:turnl dmmnge, ( I I noise, air, or virface nrd round water pollution I I I ,:,r other nuiurncrs ossaciarcI with a sanitary londfill? 13.4 Waterways Will tls,-project affect on existing wctcrwoy through I I I filling, dredging, droining, culverting, vo:lc dis- chorgcs, loss of visual quality or oth.r loud u a 1 proctices? ; I QO TaNENT IMPACTS SCALE OF IMPACT NO QUALIFIED YES UI�iXxv11 NO ICI to � I 1 El o l to t o I • f�� �,�� �jGJiiTI trlcCG P��� •. �QQO$•T-VN t TIeS 7, /�� �4r7�s,Kc p �s TIYe7W�✓o dIlTl � �.:.' - i (p 1MdM�Ty ot(,roc'TO 0r Wul O*D ` . iwp✓c�Nlr � oft•I�f�J'P .. . - I . .t Other Environmental Comwnentr. • I 1 I . C. MANDATORY FINDINGS OF SIGNIFICANCE 411ALIFIED ` NO fro YES :UWN ti - (�) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish cr wildlife species, cause a fish or wildlife population to drop below self- ' sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important ex,3mples of the major periods or California history or prehistory? (2) Does the project have the potential to achieve short- .term, to the disadvantage oF.long-term, environmental goals? (3) Does the project have impacts which are individually limited but cumulateively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect o` the total of those impacts on the environment is significant.) (4) Does the project,have environmental effects which . will cause substantial adversa effects on human ' beings, either directly or indirectly? - . 1J D. MITIGATION MEASURES - Discussion of the ways to mitiga•e the significant effects identified, if any: _ E. DETERMINATION - On the basis of this initial evaluation: 121/The City of Dublih ;finds that there will not be any significant effect. The par- ticular characteristics of this project and the. mitigation measures incorporated into ' -the design of the project pro-Ade `he Tactual basis for the Finding. A NEGATIVE - DECLARATION QUIRED. ':: The City of ."PUH41 !finds that the proposed project MAY have a significant effect . on the environment. AN ENVIRONMENTAL IMPACT REPORT IS REQUIRED" Signature and date: Name and title: *'NOTE: Where a project is revised in response to an Initial Study so tha` poi ia-,NaI effects are mitigated to a point where no signific:nt environmental effects wos „ c-�':'Jr1 a revised Initial Study will be prepared and a Negative Declaration will be required i134e•:-1.' CF an EIR. CITY OF DUBLIN PLANNING COMMISSION SUPPLEMENTAL STAFF REPORT meeting Date: April 1, 19.85, TO: Planning Commission FROM: Planning Staff SUBJECT: PA 84-084 . 1 and . 2 Morrison Homes, Planned - Development Rezoning and Tentative Map 5388 (Continued from Planning Commission Meeting of March 18, 1985) GENERAL INFORMATION PROJECT: Morrison Homes ' Planned Development Rezoning an,-1 Tentative Map applications to develop 13+ acres into a 177-unit multiple family ,.. residential development with common open space areas . APPLICANTS: The Environmental Center 1961 The Alameda San Jose, California 95216 Creegan & D 'Angelo 6658 Owens Drive Pleasanton, California 94566 Mo,--rrison Homes 2255 Con 4.-ra Co34C-a Boulevard Pleasant Hill , California 94523 PR OUS ACTION AND SUM.11-1ARY This item was initially heard at- the Planning Commission meet-ing -C March 18, 1985 . Following the Staff presentation and the 01- testimony received from the applicant and the public, the Planning Commission continued the public hearing for this item to their meeting of April 1, 1985 . It was the stated consensus of the Commission that the magnitude of the project and the volume of - material supplied within the Staff report of March . 18, necessitated the continuance to allow adequate time ..for � the Commission to. fully review the materiall relating to this project. During his presentation to the Commission,.� Mr. Barney Knox, representing the property owner, Morrison Homes, discussed -. his firm' s major areas of disagreementi with the Staff ' s recommendations concerning this project. The first major area involves the recommendation that the project be required to install a pedestrian/bicycle bridge extending from the subject property over Martin Canyon Creek to either Mape Park or the Nielsen Elementary School Site. Peripherally associated with -this mat-ter was his stat-ement that the owner desires to have built into the conditionz of - a-,Dproval specific language pro,, idin,'- a procedural vehicle to allow the property owner to petition the Planning Commission at scme future date to consider closure 'of the required throuch pedes-Lrian/b-icycle access. Under this 0 4- approach a decisi r. to allow closure of this access would be d-ependent upon the owner demcnstrating that problems (i.e. , loitering, vandalism, etc . ) had arisen relating to the easement' s presence . ----------------------------------------------------------------- ITEM NO. _ 7 It remains Staff ' s recommendation that the bridge over Martin Canyon Creek be required to be developed in conjunction with this project. A framework to provide partial compensation for the cost incurred by the developer to construct the bridge has been set forth through Staff ' s recommendations that 1) subject to review and approval by the Planning Director and the City Engineer, partial credit towards the project' s in-lieu parkland/dedication fees may be considered for the pedestrian/bicycle crossing, and 2 ) that the City Engineer may require future development projects in the vicinity to partially reimburse the applicant for the cost of the bridge . The bridge is considered a necessary element in the overall pedestrian/bicycle network ' planned for this area as it will provide the connection to the school and park site for lands located south of the creek. In regards to the developer ' s desire to provide a means to have the pedestrian/bicycle easement reviewed once it is in operation, Staff points out that since the pedestrian/bicycle access is shown on the San Ramon Road Specific Plan it would take a Specific Plan Amendment to have the access altered or eliminated. A Specific Plan review could only be initiated at the City Council level, but could be requested by either the developer or the Planning Commission regardless of whether the text requested by the developer concerning the easement was included within the conditions for the project . Staff recommends no changes be made to the conditions regarding this matter . The second major area of concern voiced by Mr. Knox regarded the proposed requirement that the developer enter into an agreement with the city of Dublin assuring that a minimum of 10°% of the units are to be rented upon initial occupancy and for a minimum period of one year thereafter. To provide the Commission with additional background information on this matter, the pertinent Policy Objectives of the City ' s Housing Element and the Implementation Policies of the City ' s Land Use Element are provided below; . HOUSING ELEMENT 3 . 8 .3 HOUSING PROGRAM STRATEGIES REQUIRING ADOPTION OF GENERAL PLAN AND CONSISTENT ZONING ORDINANCE AMENDMENTS FOR IMPLEMENTATION Require a Percentage of Units in Large Multi-family Projects be Rented for a Specified Period of Time. The difficulties of first-time homebuying make rental units the only affordable housing for many moderate income households that do not have the assets to make a down-payment on a home. Other households may choose to rent for other than financial j l reasons . While the General Plan designates sites for multi-family housing there is no assurance of production of additional rental units in the City. Some developers choose initial rental followed by sale in expectations of tax advantage and price appreciation. If rentals are scarce, and the choice is no rental unit additions or short-term rental additions, the City will enforce a type of "advance condominium conversion" limitation by requiring that a percentage of the units in large multi-family projects be offered as rental for a specified period of time . If average household income is expected to increase , allowing renters to buy their units , or if rental units are expected to be added continually to the market, this approach meets needs well in the long term. Policy Objective: Insure availability of rental units in the city . -2- Action Undertaken: Inclusion of strategy in Housing Element Actions Needed: Adoption of General Plan Financing: No Cost to City Implementation Responsibility: Planning Staff , Dublin Planning Commission and City Council Time Frame: 1984 LAND USE ELEMENT: 6 .4 SUMMARY OF HOUSING PROGRAM STRATEGIES E. Require a percentage of units in large multi-family projects be rented for a specified period of time. This appears to be the most feasible means of insuring the availability of rental housing. The need for rental units is underscored by the fact that while only 9+ percent of the City ' s housing units are in multi-family structures, the 1980 Census reported that 24% of Dublin residents rent their homes . Since all but 10 to 15 percent of multi-family units are occupied by renters, about 15 percent of Dublin' s single-family homes were rented in 1980 . The need for rental units in the Tri-Valley area is anticipated to be further aggravated with the development of a larger job base in the Tri- Valley area. Staff continues to recommend that this development be required to assure a minimum of loo of the 177 proposed units be rented upon initial occupancy and for a minimum period of one year . thereafter. FORMAT AND RECOMMENDATION FORMAT: 1) Open public hearing and hear staff presentation 2 ) Take testimony from applicant and the public 3 ) Question staff , applicant and the public 4 ) Close public hearing and deliberate 5) Adopt Resolutions ACTION: Staff recommends that the Planning Commission adopt with amended dates the resolutions previously provided for the Commission ' s consideration within the March 18, 1985, Staff' Report. The resolutions are Exhibits D, E and F, which respectively serve as follows; Exhibit D - Resolution Adopting a Mitigated Negative Declaration of Environmental Significance ; Exhibit E - Resolution Recommending Approval of Planned Development Rezoning Application PA 84-084 . 11 Morrison Homes; Exhibit F - Resolution Recommending Approving Tentative Map 5388 PA 84-084 . 2 Morrison Homes . ATTACHMENTS Exhibit G Reduced copies of renderings prepared by / app scant -3- COPIES TO Morrison Homes Creegan & D 'Angelo _ The Environmental Center -4- _ �.. � +4�4_ '� F• �i• .`.��tt. _� �Y�� Y' _ '� J * Y _�F�4���.� �� S'°`r} y.�Y-.�i 'lt4�Y•t�a�e�te:.J�`.1tl!� !ith.. ,.. 1�4•;.. •.. .. 1 ' 1 �� �r fftt l��r��t 1''-- ,tyy /"�+•T �'f=r. 1 '�,{ /'. r q {{ �' j r/• G .�!`+ i�� 'f�}j., iif, •� II 1. �`.G �iF� JII�i, �`� ._ -- — ' _ •% '� * }Y Y✓ U .Ily'�� t.i t' .; '�-I�v�a�' %' ^ fE,J y�1�5 •�� l ' �_. � � T i�F� 1�,�• ,t :.�' "�: � . � 'q ate^ i1,��?• I 1,_ '` iii,_ _P'Jt�s��.;��'�l ;'`?'-� •: _ � +, �?�', _ � 1. t• PP . , .j ': � Jri [p , . � r j; lor ❑ , . , i �/1 v' ? ' j =�'� i !�" r'! 1� i ' 3cI-cam Yl.�ll • °�►�i irk •�'`�.. VIEW FROM CASTLE CT. CREEGAN & D ANGELO/ Consulting Engineers C i EXHIBIT I NIPPUR .t 1, _ 201w.•A�ey. . . - ..rte- sr l . .ti .._. '•,L .....�. .b .. _r tq Ali pill `i •- J i ► a '� i �a c n I I } in111 r _ is � ..' ►1 r' 1 L ir�in r j � �i�}'nnn,11111"L Y. �' '' �f - °` �.� :�9 I9' r,; ,� i!7f � } _, I�.} I ✓: - _ 1),,�'r I IfI,, �t..`_:i;� VIEW FROM BETLEN CT. CREEGAN & D'ANGELO/ Consulting Engineers- . , , NMI MARI 6 ff;l Vol •1 i f VIEW FROM-SHADOW DR. CREEGAN D•ANGELO 6nt;-uffing Engineers t S. CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date : March 18, 1985 TO: Planning Commission FROM: Planning Staff SUBJECT: PA 84-084 . 1 and . 2 Morrison Homes, Planned Development Rezoning and Tentative Map 5388 GENERAL INFORMATION PROJECT: Morrison Homes ' Planned Development Rezoning and Tentative Map applications to develop 13+ acres into a 177-unit multiple family residential development with common open space areas . APPLICANTS : The Environmental Center _ 1961 The Alameda San Jose, California 95216 Creegan & D 'Angelo 6658 Owens Drive Pleasanton, California 94566 OWNER: Morrison Homes 2255 Contra Costa Boulevard Pleasant Hill , California 94523 SITE LOCATION AND DESCRIPTION: The relatively level 13+ acre site is located north of Donlon Way, west of the Dublin Iceland facility. The site is roughly rectangular in shape and is situated directly behind existing frontal properties on San Ramon Road and Dublin Boulevard. An existing stream (Martin Canyon Creek) borders the northerly property boundary and an existing subdivision is located directly to the west. Vegetation consists of a medium dense weed _ cover, a relatively dense groove of mature trees located . within the middle-western portion and additional mature trees along the stream. Existing structures present on the site include two small wood-frame houses located in the southwest corner, numerous . sheds, corrals and debris located in the same general vicinity, and barb-wired fences - throughout. ASSESSOR PARCEL NUMBERS : 941-113-118 ; 941-40-8; 941-40-5-2 ; and 941-40-2-15 EXISTING ZONING AND LAND USE: Residential PD (Planned Development) District as applied by PA 83-004 ; H & H Development --------------------------------------------- ITEM NO. • ��� /�1�r3 SURROUNDING LAND USE AND ZONING: North: R-1-B-E; Single Family Residential and Martin Canyon Creek. East: C=1; Vacant and existing Commercial and Iceland Skating Rink South: R-S-D-20; Springs Apartments ( 176 Multifamily units) West: Residential PD; (95 Single Family Residential Units) ZONING HISTORY: On August 6 , 1979 the Alameda County Planning Commission approved a Tentative Map (Subdivision 4347) and a Site Development Review Application (5-736) by Calmet, Inc. for a proposed 145 unit condominium project. This proposal included ten building clusters, with six to twenty units in each two-story building cluster located around a central lake area. . Access for the project was proposed from extensions of Donlon Way and Shadow Drive and from the stem access to San Ramon Road .off the southeast corner of the site . On May 24 , 1982 the Alameda County Planning Director approved a Tentative Map (Subdivision 5047) and extended the approval for the previous Site Development Review Application (S-736 ) for the proposed 145 unit condominium project. This action was subsequently appealed by both the applicant, Calmet, Inc . , and by residents of the adjoining residential project to the west. The Dublin City Council subsequently granted the applicant ' s request to temporarily suspend the appeal to allow consideration of a new application, prepared by H&H Development Company. While the new application was being processed, the Dublin City Council deteremined that the San Ramon Road Specific Plan was to be prepared. Processing of the application was held in abeyance pending completion of the Specific Plan. The Specific Plan for the subject area was adopted on July 25, 1983 and designated the Site for multifamily residential use (12-21 dwelling units/gross acre) . The H&H Development Company application was for a Planned Development Rezoning, to allow a 269-unit apartment complex (PA 83-004 ) . On September 26, 1983 , the City Council held a public hearing and determined that the project should be revised to meet - local resident concerns , including reducing :.the density ' _the project. Commission subsequently recommended that ::the , ,Cit Y The Planning Council approve a revised plan for •193 units (173 condominiums ;'. and 20 townhouses) on November• `7; 1983 ."-- - On November . 14, 1983, the City Council introduced an ordinance amending the Zoning Ordinance so as to allow the proposed 193 unit project. The ordinance was adopted by the City Council on November 28, 1983 . On January 16 , 1984 the Planning Commission - approved Tentative Map 5264 to permit the subdivision of the 173 unit condominium and 20 unit townhouse project which had been approved under PA 83-004 . APPLICABLE REGULATIONS : The following sections of the Zoning Ordinance, General Plan and San Ramon Road Specific Plan relate specifically to this application: -2- GENERAL PLAN: 2 . 1 . 1 B - RESIDENTIAL LAND USE and 6.4 A SUMMARY OF HOUSING PROGRAM STRATEGIES : The General Plan designates sites for medium to medium-high density residential development where ;:. . site 'capability and access are suitable and where the higher density would be compatible with existing residential development nearby. 2 . 1 . 3 B - RESIDENTIAL COMPATIBILITY: An implementation policy of the Plan is to require all site plans to respect the privacy and scale of residential development nearby. 3 . 1 A - OPEN SPACE FOR PRESERVATION OF NATURAL RESOURCES AND FOR PUBLIC HEALTH AND SAFETY: A guiding policy of the Plan is to strive to preserve oak woodlands, riparian vegetation, and natural creeks as open space for their natural resource value . 3 . 3 B - OPEN SPACE FOR OUTDOOR RECREATION: A guiding policy • of the Plan is provide for the maintenance and improvement of outdoor facilities at existing school sites and at DSRSD recreation sites . ' 6 .4 E - SUMMARY OF HOUSING PROGRAM STRATEGIES: An implementing policy of the Plan is to require a percentage of residential units developed in large multi-family projects be rented for a specified period of time. 7 . 1 D - RIPARIAN VEGETATION: An implementing policy of the Plan is to require retention of open stream corridors of adequate width to protect all riparian vegetation, improve access and prevent flooding caused by blockage of streams . ZONING ORDINANCE: ,. 8-31 . 0 PLANNED DEVELOPMENT• DISTRICTS : INTENT: Planned Development Districts , hereinafter designated as PD Districts , are established to encourage the arrangement of a compatible variety of uses on suitable lands in such a manner that the resulting development will: a) Be in accord with the Policies of the General Plan of the City of Dublin; b) Provide efficient use of the land that includes preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms; . C) Provide an environment thatwill encourage the use of common open areas for neighborhood or comiriunity activities and other amenities; d) Be compatible with and enhance the development of the general area; e) Create an attractive, efficient and safe environment. 8-3 . 12 CHANGE IN ZONING DISTRICT REQUIRED. The provisions of this Article shall become applicable to any given development only upon change in Zoning District to a Planned Development District, in accordance with the provision of Article 8 (Procedures) of this Chapter, with the following exceptions to the provisions of said Article 8 : a) The determination that the proposal will benefit the public necessity, convenience and general welfare be based, in part, one conformance of / the proposal with provisions . f this Article . -3- b) Any change in zoning district accomplished in accordance with this Article is subject to review by the"Planning Commission at the expiration of two (2 ) years from the effective 'date of said change, if during the two ,(2) year period construction, in accordance with the 'approved plan is not commenced, or if the approved staging plan has not been followed. At the conclusion of the review by the Planning Commission, the Planning Commission may recommend to the City Council that: the lands affected by the Planned Development District be rezoned from the Planned Development District. Said hearings by the . Planning Commission and the City .Council shall be in accordance with the provisions of this Chapter. c) A Planned Development District shall be established by the adoption of an Ordinance by the City Council reclassifying the described property to a Planned Development District and adopting by reference, a Land Use and Development Plan, the provisions of which shall constitute the regulations for the use, improvement and - maintenance of the property within the boundaries of the plan. 8-31 . 1 . 5 COMMON AREAS - PROVISIONS, OWNERSHIP AND MAINTENANCE. Maintenance of all lands included within the plan not utilized for building sites, State and county Roads, and public uses , shall be assured by recorded land agreements , covenants , proprietary control, or other stated devices which attain this objective. The proposed method of assuring the maintenance of such lands shall be included as part of the Land Use and Development Plan. , 8-95 . 0 SITE DEVELOPMENT REVIEW-. Site Development Review is intended to promote orderly, attractive, and harmonious development ; recognize environmental limitations on development; stabilize land values and investments ; and promote the general welfare by preventing establishment of uses, or erection of structuves, having qualities which would not meet the specific intent clauses or performance standards of this Chapter, or which are not properly related to their sites, surroundings, traffic circulation, or their environmental setting. Where the use proposed, and the . adjacent land uses, environmental significance or - -, -. limitations , topography, or traffic circulation is found to so require, the Planning Director may establish more stringent regulations than those otherwise specified for ..the ;t District. ` 8-95 . 1. SITE DEVELOPMENT •REVIEW: PROCEDURE. The Planning Director or his designated representative shall receive and decide applications for Site Development Review. No public . hearing is required, except in the case of a concurrent application for a Variance, or in the case of a Conditional Use . SAN RAMON ROAD SPECIFIC PLAN: Page 5, Area 2 (Properties on Western Edge of the Specific Plan) This area is well suited for either multifamily townhouse condominiums, rental residential uses, or professional offices . Given access to Amador Valley Boulevard (extended) and Donlon Way, these properties can be developed in a fashion that will serve as a transition from the single family residential areas, to the west, and more intensive retail commercial uses, along San Ramon Road. No retail commercial uses are proposed for this area. -4- Permitted Uses Multifamily residential uses such as rental housing, and/or ,.:: condominium uses, with a density of 12 -' 21 units per gross acre._., The precise density shall be determined by the number of bedrooms _. per unit proposed and other site planning considerations. ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration of Environmental Significance has been prepared for this project, a copy of which is attached to this report (See Exhibit C) NOTIFICATION: Notice of the public hearing was published in the Tri-Valley Herald, mailed to adjacent property owners, and posted in public buildings . ANALYSIS• Within the following section of this report, Staff focuses on three areas of review; Land Use Considerations; Design Considerations and Environmental Considerations. . Under the Land Use Considerations Section, Staff reviews the project as it relates to the General Plan and the San Ramon Road Specific Plan. Under the Design Consideration Section, Staff reviews the project as it relates to the City' s Residential Condominium Guidelines and discusses the aspects of the projects ' architecture, site plan layout, landscaping and recreation areas . Under the Environmental Consideration Section Staff discusses traffic impacts and briefly discusses the Mitigated Negative Declaration of Environmental Impact Significance issued for this project. LAND USE CONSIDERATIONS The subject proposal reflects the anticipated medium density residential land use called out for this site by the General Plan. The overall site plan has been designed to address the privacy and scale of nearby residences. The open space/natural resource value of Martin Canyon Creek has been recognized and access to this area will be accomodated. The pedestrian/bicycle bridge crossing recommended by Staff will further improve this access and the potential use of Mape .. ;_ - Park and the Nielsen School playground. ' - An agreement assuring a minimum of 10% of the units be retained as rental units at initial occupancy and fora 'minimum period of .one- year . will provide compliance " with ..General Plan .policies regarding rental units within large multi-family projects. .;: The project as submitted will provide for development consistent with the objectives outlined within the San Ramon Road Specific Plan. The project incorporates into its design the planned extension of Amador Valley Boulevard - thereby helping to alleviate special access problems the subject property faces . Additionally, the project will provide a large scale, integrated development, a second objective of the Specific Plan ( the project covers 13 acres of the 30+ acres of vacant or partially developed land within the Plan area) . Development of the subject property is proposed at the lower end of the area ' s allowable residential density (13 .6+ dwelling units per net acre proposed - 12 to 21 dwelling units per acre allowable) . The /p/`roposed development of the subject property will incorporate into/ the project the following "key items" of the Circulation 'Element of the Specific Plan; -5- - Tbo planned extension of Amador Valley Boulevard and corresponding work at the intersection of San Ramon `` Road and Amador Valley Boulevard. - Ramon Road : ` Improvemeo t s at the iuteraectlou `o� Sao and Dublin Boulevard and at the 'intersection of Donlon_� Way and Dublin Boulevard. - Elimination of one possible future point , of access to San Ramon Road l�y ' oot developing a project access off the "stem" connection to Sao Ramon Road which extends from the southeast corner of the subject property. - Incorporation of a section of the planned - pedestrian/bicycle system. The Speoific Plan established general development criteria to insure that; proper uses are developed as identified . within the plan, that the desired circulation system is created, and that larger scale,' multiple "parcel development. is encouraged. The development criteria 'was envisioned to ' supplement the* Izro isi 'os set forth in the Zoning Ordinance. - The subject proposal ' s �oo�o�m�ooe with the referenced development criteria is discussed below on a point-by-point basis ; l . Zoning As 'stipulated in the development criteria, the 1�r-oject has been filed as a Planned Development Rezoning submittal . A c000nrreot Tentative Map ' lz�eo filed� � � consideration.application has o , Tbe Site Development Review regoes" will be filed as a separate submittal. ` 2 . Comoatibilitv of Uses The design of the dene - height and design of structures, circulation, landscaping, setbacks, etc. ) reflects a conscious effort by the developer to insure compatibility of the proposed uses with existing adjoining residential and commercial development. ] . Circulation Improvements Through the processing of t documents for this project the � applicant bas committed to a variety of traffic improvements called for by the Circulation Element ` the Specific Plan. ' �b �ioaI Constraints :....A _ge�lo�io �ao� soils report � . ` and have ���eeo ���revionsI� ��zepa��� � �o� '..'this .,:- s � . and _�etail /�'s��cifio - � fiodiogs , and � recommendations for, the site`� develo�meot. ' - 5 . Noise Through the environmental documents _ prepared for this project the applicant has committed to assure that the units will be designed to insure _ interior noise levels meet applicable standards as set forth by State and Local regulations . S . Setbacks The project submittal provides for a ' buil k from the existing residential areas to - � minimum o� 3O feet, with a clear area the west o a m , ' ( i.e . , property line to patio fence enclosures) of a , ��b setbacks minimum of 24 feet' These se ac s cou fozm to the 20 ' miuimiom called for in the 'Specific Plan and will provide for an adequate area for the required landscaping buffer necessary to screen new development ' from the existing residential uses . /~ / / / . . ' -6- 7 . Parkin The development criteria outlined in the Specific Plan regarding parking serve as a incentive to promote joint developm- ent . : of parcels . within .. .the,.,.-*-.._1V,, '. Specific Plan Area by establishing flexibility'.•,in the amount .of 'required parking ::,and --.the '<,�percentage ..of allowable compa ct sized spaces. :' The project as submitted does not request use of 'either of these 'areas of flexibility and is submitted in conformance with the standards of the City ' s Residential. - Condominium Development Guidelines . 8 . Height Limits The proposed two-story structures conform with the guidelines set forth in the Specific Plan as regards to height,-- setback from existing residential uses, and siting and orientation as relates to existing residential uses. DESIGN CONSIDERATIONS: Residential Condominium Development Guidelines; The following chart summarizes " the project' s proposed development standards as they relate to the City' s established Residential Condominium Development Guidelines;. , CITY STANDARD PROJECT SUBMITTAL 1. Parking Requirements A. Unit Parking Min. 2 spaces per unit 2 spaces per unit- (1 covered & 1 uncovered) 354 spaces (177 covered and 177 uncovered) B. Guest Parking Min. 15% of required 15.25% (27 s;--aces) parking spaces C. Vehicular Coverage Max. 25% of Site 25.2% (3.3+ Acres) D. Parking Dimensions covered Min. 91 x 20' Garages are 11'6" x 201 . with 9'0" Doors -uncovered Min. 9' x 18' 9' x 171 (21 overhang) overhang) E. Compact Spaces Max. 35% of uncovered None proposed .-. parking spaces . 2. Open Space A. Usable Ccmmn Min. 50% of Site 53.0% 19+ Acres) open space B. Private Usable Min. 200 s.f.@ unit Unit 3-At Grade open space 120 s.f. & 80 s.f patios At Grade Units Unit 4-200 s.f. patio Unit 5-130 s.f. & 70 s.f. patios Above Grade Units Min. 70 s.f. Unit 1-80+ s.f. deck (with 6' min. dimension) Unit 2-80+ s.f. deck Unit 3-Above Grade go+ s.f. deck -7- d t,t r CITY STANDARDS PROJECT SUBMITTAL 3. Private Vehicular Accessways A. without parking on Min. 20 feet 24 feet either side B. 90° uncovered parking Min. 28 feet 24 feet on one side C. 90° covered parking Min. 30 feet 32 feet* on one side D. 90° covered parking Min. 32 feet 40 feet* on both sides E. 900 mixed covered Min. 32 feet 32 feet* and uncovered - *Includes 8-foot driveways between face of garage and _travelway of :vehicular .. access. 4. Storage - Assigned individual, locable 120 cubic feet min. Unit 1-124 cubic ft. and water-prcofed storage (with 4' min. dimension) Unit 2-none designated** Unit 3-At Grade 70 to 90 cubic ft. (Ground Level) Unit 3-Above Grade none designated** Unit 4 63 cubic ft. Unit 5 170 cubit ft. * Potential area exists beneath stairs for Units 2 and Units 3 - Above Grade totaling 125+ cubic feet. ARCHITECTURAL TREATMENT: In reviewing the preliminary architectural plans -submitted ...for .. __ this project, several minor areas of concern were identified by Staff. These areas can ' generally be described as "fine-tuning design considerations _ that Staff feels should be addressed/considered by the developer as __Cpart of , ahe ._ Site ; Development Review submittal . The specific concerns _-:,are , summarized as follows ; i - Entrance area to Unit 3-At Grade should be more formal . The entry as design is tucked away behind the very formal entry to Unit 3-Above Grade . - The long street elevation of the 9-unit building cluster should have slightly more archtectural relief given the proposed eight-foot setback from the street. Staff recommends that the end garage unit be inset to match the treatment proposed for two of the six garages shown on the 6-unit building cluster. The deep inset ( 9 ' x 21 ' ) proposed off the street-side elevation between the mirrored Unit 2 units raises concerns that a "tunnel" effect may result if the units are constructed as proposed. -8- The roof treatment proposed over the breezeway : connection in the 9-unit building cluster appears excessively .• . harsh and consideration should be given to soften or mitigate: the proposed verticalness of this section of roof -line. - , -•„,: • .; SITE PLAN LAYOUT. In reviewing the proposed site plan layout submitted for •:•this project, two specific areas of the proposed layout prompted special attention by Staff . These two areas can be described as a "fine-tuning” of the project ' s design layout that Staff ' feels should be addressed/considered by the developer as part of the Site Development Review submittal . The specific concerns are as follows : The applicant should consider developing a 14-space - parking bay between the two building clusters in the northwest corner of the site (near Shadow Drive) . Dependent on the actual design and siting of this new parking .area, several benefits to the overall site plan might be derived. These would include; a reduction of the number of parking spaces located along the principle loop-road, introduction .of ;. . ., : _ . landscape areas adjoining the ends .of -two building clusters ; and enlargement of the project' s principle open space area. The applicant should also consider modifying the unit . count/layout within the central pod of the project, involving two building clusters at the southwest corner of the central pod. Dependent on the actual design and siting of such a design modification, several benefits to the overall site plan might be derived. These would include ; eliminating one of two cases where building clusters are situated in a manner where street or parking surround three of four sides of the structure substantial increase in the size of the project' s principle open space area and elimination of one of the y dead-end drive aisles . The modifications discussed would necessitate the elimination of three units, reducing the overall unit count to 174 units . A decision whether to reduce the number of units would have to be balanced with the magnitude of design and site amenities derived through the proposed change . This determination should occur through the Site Development Review process . LANDSCAPE TREATMENT: The preliminary landscape plan indicates a generous level of tree - planting across the site with special emphasis given to provide an evergreen tree buffer along the west 'property line. -:This ;.buffer along the existing residential uses is proposed at a 12-foot on- center, planting ratio, which should provide an adequate ;planting ; . screen. Planting in this area - should be .`;with .-'f growing :;:_.: :: : • :: specimens and planting should bmade =with ::the ` first~..phase ;c of ?� development. •• Planting and maintaining a landscape strip *..within the public right-of-way at the end of . Shadow Drive was : :a ' requirement of previous entitlements on this property and should remain an obligation of this project. RECREATION AREAS : The plans as submitted provide for a single active recreation area . The swimming pool with a change/equipment room and adjoining concrete deck area . Staff feels that the size and unit count of the project dictate at least one, if not two, additional formal recreation areas . The layout of the project would provide easy incorporation of one or two additional areas within planned open space areas . Staff recommends that at least one additional recreation area be added, with its location and nature (active vs . passive) determined as the move-in demographics of project occupants is determined. ' Tying into the proposed phasing of the proje� Staff recommends that the location and nature of this secon recreation area be tied down prior to the construction of 58th 'unit, the start of the proposed fourth phase of construction. -9- ' . Supplementing recreation facilities proposed for this project will be 'its internal pedestrian pathway system which :will •be tied into 'the planned area pedestrian/bicycle .;.system called for by . the San Ramon 'Specific Plan '•.:.•. Connections `:to Shadow 4 Drive,• •.the extension of Amador Valley :Boulevard and along ; Martin Canyon Creek are called for by the Specific Plan.. .:`;,To supplement this system, and to provide pedestrian/bicycle access to the adjoining park and school sites, :-. Staff recommends that the developer be required to . provide _ a pedestrian/bicycle bridge crossing over Martin Canyon Creek. The Subdivision Ordinance requires park dedication fees to be paid at the time of approval of the Final Map based on the site plan approved with the Planned Development Rezoning. The park dedication calculations are as follows: Park Land Req' d: 392 sq. ft./DU : . ( .009 AC/DU) x. 177 dwelling units = .69,384 s/f Credit for private facilities : 12 , 650 s/f x 25% 31163 s/f Net Park Land Required: 66,221 s/f - In Lieu Fee = Current Market Value of Net Park Land required at time of approval of Final Map or issuance of building permits, whichever occurs first. Subject to review and approval by the Planning Director and the City Engineer, additional partial credit for private facilities may be considered for additional recreational facilities developed elsewhere on the site and the pedestrian/bicycle crossing of Martin Canyon Creek. Condition 55 of the Resolution approving the Tentative Map and Condition 30 of the Resolution recommending approval of the Planned Development Rezoning. include the preliminary park dedication land required with the granting of credit for private facilities (swimming pool and adjoining facilities) . ENVIRONMENTAL CONSIDERATIONS: Traffic Analysis : In conjunction with the Dublin Green Apartment complex, a detailed traffic analysis was performed which .:reviewed :the 288-unit "project then proposed *over the subject property. ' _ The findings of that report, dated _-March . 15, 1983,.. are summarized :below Nand have .-been _adjusted _as ::appropriate re flect 'the* '177-unit. subject proposal: A. Existing Traffic Volumes : ` - San Ramon Road north of Dublin boulevard - 20 , 000 vehicles per day. Dublin Boulevard east of San Ramon Road - 10 , 000 vehicles per day. Donlon Way north of Dublin Boulevard 400 vehicles per day. B. Existing peak hour levels of service at Dublin Boulevard and San Ramon Road; A.M. peak hour congestion was borderline between levels of service C and D, generally categorized as acceptable levels of service. P .N peak hou` congestion is borderline between levels of service E and F, which is unacceptably low. -10- .L:,Y���}•tft 5J �s�tj A ..1,•'�•/[.. .FY^.•4}k;.jL .). , )J-. r.,...1 ii•.7,.!.5,'i�j`�f> 4�2�.. ��tY t� 'r( 7 U .. C , Traffic generation rate and distribution assumed from . project site . - Assuming 8 vehicular trips-..,:per . :day, ; a .177-unit project would create approximately 1, 40a "vehicular trips per day. Trip generation patterns are assumed as follows ; To and from the north via San Ramon Road 25% To and from the south via San Ramon Road 40% To and from the east via Dublin Boulevard 25% To and from the east via Amador Valley Blvd. 10% These percentages would have application during the peak hours primarily. During off-peak periods, a greater percentage of • trips would be oriented_ . to east-west destinations within the Dublin area. D. , . Potential Impacts of Proposed Development Dublin Boulevard at Donlon Way % The`combination 'of .heavy existing left turn movement on westbound Dublin Boulevard, the left turn movement likely _ from Donlon Way following development of the subject property `and •,.through . traffic ..on ; . Dublin Boulevard at the intersection may ultimately warrant the installation of a traffic signal at the intersection. Future residential development in the western hills of the City will further aggravate traffic problems along this section of Dublin Boulevard. It was pointed out in the Traffic Analysis that any future need for signals at this intersection will be primarily caused by the southbound traffic on Donlon Way and the westbound left turning traffic on Dublin Boulevard. Dublin Boulevard at San Ramon Road The most heavily affected turning movement at this intersection will be the northbound to westbound left turn lane. The existing 150 foot long left turn lane currently overflows during the peak volume hours . To increase the capacity of the intersection, previous entitlements covering . the subject property were required to increase the capacity of the intersection by assuring signal modifications to allow the addition of .a second northbound left turn lane. San Ramon Road at Amador Valley Boulevard =The extension of - Amador Valley Boulevard into the Specific -Plan Area and the Planned widening of San Ramon Road willseduce ,future traffic impacts at =this intersection . and :will 'service `ao `tireduce the ..,: impacts .• .'-at two ' previously `; .-'discussed ::.intersections. Modifications to the design J of .the ,;intersection will /.be necessary to accomodate the Planned ..extension of Amador ; Valley Boulevard and the widening of San Ramon Road. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE; Staff has prepared a Mitigated Negative Declaration of Environmental Significance for this project. This document identifies six areas of ' potential environmental impact associated with the project submittal and outlines measures which will mitigate each identified impact to the point where it is reasonable to find that the potential impact will no longer be significant . -11- :<;:��•t;.i:y�1 `,,�` + � A \ ' .� ; r kty x.L'a 7•.y'r- +. �r*G s..v{..etL.l t. rW �1C .j. IX.It 41 RECOMMENDATION FORMAT: 1) Open public hearing and hear staff presentation " ='2 ) Take testimony from applicant and the public 3) Question staff, applicant and the public 4 ) Close public hearing and deliberate 5) Adopt Resolutions ACTION: Staff recommends that the Planning Commission adopt the attached resolutions (Exhibits D, E and F) which respectively serve as follows; Exhibit D - Resolution Adopting a Mitigated Negative Declaration of Environmental Significance ; Exhibit E - Resolution Recommending Approval of Planned ' Development Rezoning .. Application PA 84-084 . 11 Morrison Homes; ' Exhibit :F Resolution Approving Tentative :Map :-' 5388 PA 84-084 .2 Morrison Homes . ATTACHMENTS Exhibit A Planned Development Rezoning submittals Exhibit B Tentative Map 5388 submittals Exhibit C Mitigated Negative Declaration with Environmental Assessment Form Exhibit D Resolution recommending approval of Mitigated Negative Declaration Exhibit E Resolution recommending approval of Planned Development Rezoning Exhibit F Resolution approving Tentative Map 5388 Attachment 1 Location Maps Attachment 2 Applicant ' s Justification and Description of Project Attachment 3 Applicant' s March 4 , 1985 letter regarding ._: :.. Private Storage Areas Attachment 4 Applicant' s March `4, �•1985 , letter regarding Phaseing/Lotting Pattern :.Tract 5388 Attachment 5 Staff ' s March. 13, =-1985 `_letter regarding Mitigated Negative Declaration - Attachment 6 Applicant ' s March 14 , 1985 letter regarding Mitigated Negative Declaration COPIES TO Morrison Homes Creegan & D 'Angelo The Environmental Center -12- 11 E ATUON -- 1 aw d .•� � a' 7 f a.. w f .o. .\ /IY a• I w rf• `�w Y n 7 is /\YN J rl LV • l.. `.a ���? rrlt 1 1 a� .0 t. m. t. •�T. � ar`a. t,ti \ .I 1 A .g •r` .0 Y a t:t 1 I iP \ ) w` ' I \' •r d o. c' c. \• d �,^+)r 'p,.� .pw � :'^r +^i `rr, �,r».? ° �, ..•YANKSF •••Af SEA>'E� •IOACfS'. \ \ � of 0 a � t O � s 4� G { I `i• .) •rr �t n Ii a \\ Y P.n �J r :� a` .>r r� ��t(',,r:•. 7AIININC•:.';:;�::.APFA�•• 10.1',1 L• '+a V 1 : . G R A Y'�a f ' r+� iv\• )°)+i C y �.`�i.: •i;j i•..CLUHI:, 'C A t.it..t�A!ti. •.'3� c 0 a y r t W...� d• J L' \•r 4 ��o. i�,\• ,C n�� •y`• ryt .'Y•., - 1':'::;:I7;tL:::,;7L G:]C: ..::{:., _. f£DE.. /� •:•PARKS RESERVE;:::-:: (('�' \ P.rvn,I,, � �t}•°+ I n'! ! ..c•M a ,: �' '..•.I•'�.'� i:,uvSRfVfE:: '► (�>a:t �.•�/ ti•'.;' z - o• r -'r"1, _ _ 3 mss• + fs A _ _ -.�t 9' 2 •i w•tK •r ,w• _ ..:A 3 v✓c• . f.'��•::��•'•.:�ti:::'•::•:=:�::;:1'::::�:•:::•::;�:�::���::�. r Yj• � Tr t s� - L t n 1 •�� .••FOACES•'� n C A• �I 1 E _ n R t =1 9 rr• Vz;� •`+�` I jam/"O"•„nom �� N' �,�y � •�`°r+.�`w•'fir 4 I °o /�ti�, ���• DUBLIN UWALAA tjA :A J .JO. r � voa•�••c _ W eta� n ' .✓' w tai:: c der 0 'In �� �� • A"Jt f f,.�•, s • Gri/dr '/ .. -_.. ?P` v ..6 ,• Ott sro.r.00a Iq CITY OF DUBLIN N PROJECT LOCATION MAP Project Title 00A&1WA 4 0, ATTACHM l� Address /7 S 101 N O3• . , 1.7g{ t •% 103 (c vA s c-L Tf lo,IL-J V e (mil`' y \00' , �-si�3 ��: �� � •7 . E � s�r•w oo"ya•,�'" /-Z 1.425 A,: - V u - �/ V �• S D N.. f� o. s ' \' v.14ay �� 1v 1Q' 457.91 5 92 V 99Actc) .• C-1501 .�., t/'I- q _' °ate =.3� L aLs; C...�''� - . 74C LA ;c'Yg ; Thru Ac.f(P v. S�9 c':%t9"j u L ��•.. •• .. . _ ..._ ..- .. X5-331 • <-ytc5•, za..T 1.83Ac.+ 3 s-tea'.'3AO � =;t o$� 7348• � S�9.B6 S-4I �,C�tlla AM4j ?n'1 pc� 2 LY Q , -c�-1•a-- V 7274 cam; 114 1.b ? .E „ P112806 G-34ao 77D2.1R•�AN. .OS h 2Ac + D �'' � - • ..='• _ _ •_.__. --> 'tom T- � � •`" . -a" �q p�c.a v3 �0 �� oil' is on this s block � V-5-1\n ithin a' "5_ecial 3 as c'efired by the v,-Lca 5 ,st-Piolo ,SS 4 7 9-4 � y o t � e_O VvEQr�a z ELVO - a. y� tl ells :.g�1 1�1i�f��•; ,.. CIRCULATION SYSTEM c .ddd rr {� ii < r,.•:. Y. ....t�. MAY 1983 ,. - C� %\ y�.f J'�„+,t•:v '{ •:aiq.l a i..;a*, . . .•`15j, �1i`:; /..(•#�,!,'r''?j O •! • � � ��. �!' a � ^dyY.�.r� .� .MAJOR STREET/ n n!P� ? , . O:•' � •► r'! .`ytj 1i1c •:`•. �? }pf, INTERSECTION IMPROVEMENTS IORTH __ �.,f � G. �. f' U ;.•:ir• + �IIIIII0 PEDESTRIAN/BICYCLE ACCESS ,.. it •� �• 'y'A;,',tt�a/13w1 .v tr�� ,PECIFIC?PLAN BOUNDARY <0 Iii.•, t i� •P � �,,-y c•� ;.� �� �� '-�i� ,o�r�it �; INTERNAL STREET IMPROVEMENTS A POSSIBLE MAJOR STREET ACCESS 14%- b %.a, ^ mot` �jI�� l{r'/J �¢;.•�ta��7� �✓ :a: .-' >' DONLON WAY '[ V F ) 4 ��a.: iii CANE:'...I •(�• • 1 �yrt IMPROVEMENTS w l� :>.INTERNA +*;,ha v, STREETkACCESS 1 ►r ti SIGNAL. , ,. . u.;f-ROVEMENT i;R•' r '1;,>� ,�,� u1 5:;,)•: •i r *. ,.d.�i Yr .<<- '� }j:.. V ri •.1kVi�';• �`'r .• INTERNAL .• < � • r.,f��:;:.. /rr` `L�• ;I, ,: �• �,. } r STREET :iii,� M. S� ;rii t etlrb ACCESS SIGNALS & v W IOENING .1- r k •, +- Sk -1 SILVERGATE DRIVE POSSIBLE �;,,, •�; /'�' tj '' 'd . �', . PEDESTRIAN t �c EXTENSION OF -:I ACCESS` < `r's```�` ': ` T Y W'• '� a` :AMADOR VALLEY ° r, m G"•`�� b; , � . v' ROAD 'f t !� ..as��' �b•\ �\� ��,\z ri ' �. �' Y I�. •T J..q� � � -'r1��1111111\111t1U1 ��, � `� /�.•7�i - 6., r .:� 4 llllltlllll 1 '1..� �iri' �")` •: ;; e i a ..t IN'T ,pp I tl 111111111111111111111 4u t�' 11 ITIIt�yllrl 1 _ .�^I±•`;O 1 . � .• .• I1111111111111111��.-= - .�•, - , � • Aw 1;y.!1��=_ 1i.., �. l�1�`•,� � � t 1 r` 111111111111111111 �. y��•:=�..��ROAD / '��`� �:�¢�f:: fc .'�.•• YIII IIIIII1111111I11111 •;,;:✓;`!J�>:..Y�lt• '`�` ,� 'F'�'° �I' •�`t �_ Aipll TAII Ilt) IIIIIIIIIII'PI �..;.-•-;'" :ur =•.� ':ai'�� ,. .'`:_'4.• .°`RAMON��.� : - CITY OF DUBLIN ''-�''' :1•- -- - '''� \ +` PLANNING DEPT. > �� ' -••.'•f� �.! �,��^."_- �.4a � -- -.� .� ��. of�� i�•, a '.." .�1�+Ci•�•paal SIGNALS & WIDENING r" D� ,sue• ;'•yam,\\�I t SIGNALS & IMPROVEMENTS y: Irk y, SAN RAMON ROAD {'�./P.II p`R�.('�' SANTI NA a r!;E! ! r. to _ 'DUBLIN/SAN RAMON ROAD P l ;," 1i1 9 a �;0 ;m 5s.�• + OMPSON mc. V. ���1� t„ c. ✓,c bra :`� ;o. T11 1 }}}� 1}4 'I! ''�}� �I �Ua ,, rs A" .r I M R OOJr— ..d C....a•l C-1,1----L1:t::° u 1!�(.. +4 J. i'ra�l� Li Ih:► � `1J`r1E �. ` .0 �C3 ''�L: �rr`s.r _ �e:_+.rtia�t����.j� •LT - - �It ti16.'�1„::..._..�6ti.�.� ...�.ac'.. ..., .. .. .. r .. )�. .. `h�{.L±•u.1._.. ... .•..�_�_s�•{.'13'll.:u-'_'_.-_�..._•.} .u...._ ..._.,...J,-�.i...IWr'J:4'..!. PROJECT DESCRIPTION FOR KILDARE The project is a residential development on approximately 13 .0± acres, -located northwesterly of Dublin Road and San Ramon. The development consists of 24, two-story buildings containing stacked flats and :townhomes with "tuck under" parking. ..There are a total of 177 dwelling units, which will be constructed in five phases with approximately 35 units in each phase. Five different floor plans are proposed: Plan Square Footage Description Quantity 1 835±' 35± 2 bedroom - flat 11 2 857± 2 bedroom - flat 48 3 898± 2 bedroom - flat 22 4 917± 2 bedroom - townhouse 48 5 1106± 2 bedroom/loft - townhouse 48 The buildings are to be of wood frame construction with a predominantly stucco exterior, wood trim, and concrete the roofs. Access to' the project is via Donlan Way and Amador Valley Court. All streets within the project are 24 foot wide private streets. A total of 177 covered parking spaces have been provided with ample guest parking available, as well, for a combined parking ratio of 2 . 1 spaces/du. The project open space accounts for approximately 52.4 per...cent of the site area. Located within the project is a common recreation facility containing a swimming pool, ' pool equipment building, ;res±_rooms-:and showers; trellis, and concrete decking:: :Opem*.,turf areas provide: op portunities for active - or passive recreation. ' Landscaping for :the-? project_ includes-intensive plantings along the streetscape'and within the common areas, highlighted -be pedestrian walkways. 'Landscaping :wi 11 be provided-by the developer and-:maintained. by a homeowner's association. _. .. ATTACHMENT MORRISON H 2255 CONTRA COSTA BLVD. P.O. BOX 23172 • PLEASANT HILL. CALIFORNIA 94523 • 0151 798.9700 March 4, 1985 Mr. Kevin J. Gailey Senior Planner City of Dublin P. 0. Box 2340 Dublin, CA 94568 Re: Private Storage Area Kildara, Tr. 5388 Dear Kevin: In response to your request for specific information on our plans to satisfy the 75 cu. ft. private storage requirements in the Residential Condominium Development Guidelines, I would like to provide the following for your consideration: 1 . Each living unit has a fully enclosed lockable one car garage with direct access to its own unit. The typical dimension for each garage is a 20' depth by 11 '6" width or 230 sq.ft. , with a 9' door opening. 2. These garages were designed to accommodate cars ranging for a 5110" x 15'6" standard sub-compact through a 618" x 1810" standard large model . 3. Morrison Homes can satisfy the basic requirement in the garage. 4. In addition the following units have storage in the units, as follows: Unit 1 Closet in foyer at 5'6" x 3'6" x 6'6" (average ceiling height) net inside dimension Unit 2 No in unit storage-;poteni tal space under stairway in garage, if required Unit 3 Enclosed space in Patio, 2'0" x 4'4" x 8'0" net - inside Unit 3A Same as 2 Unit 4 Next to front door in patio area, 2'6" x 2'8" x 91611 Unit 5 Under stair closet, 3' 2" x 9'0" x 6'0" avg. ;VVUV Y PART OF THE WORLDWIDE GEORGE WIMF Mr. `Kevin J. Gailey -2- March 4, 1985 We hope that the foregoing analysis demonstrates our ability to provide the residents of this project with storage space in excess of the typical condominium. If you have any questions regarding the above, please let me. Very truly yours, MORRISON B. W. Knox, :Jr. Director of Land Acquisition and Development BWK/l c 1 MORRISON 2255 CONTRA COSTA BLVD. • P.O. BOX 23172 • PLEASANT HILL. CALIFORNIA 94523 14151 798-9700 March 4, 1985 Mr. Kevin J. Gailey Senior Planner City of Dublin P. 0. Box 2340 Dublin,' CA . 94568 Re: Phasing/Lotting Pattern, Tr. 5388 Dear Kevin: In response to your letter of February )7 ,regarding the above subject, Morrison Homes makes the following statrment: With the proposed 177 unit condominium development, as with most condominium projects, the necessity of creating as many construction phases results from the constraints placed on the condominium development process by the Department of Real Estate' s mandate to protect consuciers against potential mechanics liens and developer failure. To achieve this protection, the Department of Real Estate requires that a developer complete or guarantee the completion of all common facilities con- tained in a Phase prior to the issuance o', a Final Public Report. The Department of Real Estate, however, will accept a bond, a set-aside letter or a letter of credit as a completion guarantee and since everything, except the airspace within the units, is common area, the expense of guaranteeing the completion of all buildings is substao tial . For, this reason. Phases are kept as small as possible. This does not mean, however, that two or more Phases cannot be annexed and built simultaneously depending on market requirements. The same rule applies to all facilities and all buildings located within a Phase. Therefore, we have created building lots as well as common area parcels. The advantage of having separate .building .lots .is that the Department of Real Estate will permit us b..sign escrow instructions stating that no unit on that building lot will close escrow until the building on that l lot is complete and either the mechanics lien period has expired or the title company has issued a lien free endorsement. The Department will not permit the builder to sell a unit until it is clear that the purchaser's interest will be lien free. In the ordinary one-lot condominium, the potential for phased construction creating liens on previously sold interests can be very high. While a mechanic may still lien the entire project with the proper phasing and lotting, liens may be segregated and the purchaser protected employed. \ .' PART OF THE WORLDWIDE GEORGE WI Mr. Kevin J. Gailey -2- March 4, 1985 In the same manner, the Department of Real Estate requires that each Phase have improved access to at least one public street and to any common area facilities for which it is being assessed. . Thus' in Phase I, Parcel A consists�of the private street system connecting it to Amador Valley Court, Donlon Way, and the swimming pool and landscaped common area; while Parcel B is the 'landscaped common area serving both Phases I and II, which will be bonded for completion with Phase II. Each Phase should be thought of as both a building Phase and the Parcel or Parcels serving it. Phases III & IV, together with their common area parcels, provide the buyers with adjacent open space and vehicular circulation through Parcel A to public streets when they have been annexed prior to sale. When Phases V and VI are annexed, they will .use these pre-existing routes. The annexation of Phase VII will allow all previously annexed Phases to use the main circulation street to Amador Valley Court and completes the loop. Phases VIII and IX (Models) will be constructed and annexed as the final two Phases. It is our intention to complete all underground utility and street improve- ments concurrently with Phase I, IX, and the landscaped pool area of Parcel A. Construction of subsequent Phases will proceed in order beginning with Phase II, ending with Phase VIII , without interruption. If you have any questions regarding the above, please give me a call. Very truly yours, MORRISON--HQMES B. W. Knox, Jr. Director of Land cquisition and Development BWK/l c J CITY OF DUBLIN Development Services Planning/Zoning 829-4916 P.O. Box 2340 Building & Safety 829-0822 Dublin, CA 94568 March 13 , 1985 Engineering/Public Works 829-4916 Barney Knox Morrison Homes 2255 Contra Costa Blvd. Pleasant Hill, California 94583 Re : PA 84-084 Dear Mr. Knox: The application materials and environmental materials submitted for your application, City File PA 84-084 , have been reviewed concerning the potential environmental impacts of the proposed 177-Unit multiple family residential project. This data, and this department' s review of it, indicated that your project may have the potential of creating significant environmental impacts if specific mitigation measures are not incorporated into the project ' s design and ultimate development. By this letter be advised that, in light of the information submitted to date, this office cannot prepare a Negative Declaration of Environmental Significance . for this project. However, it is the position of this office that a Mitigated Negative Declaration may be possible and consistent with the State of California Environmental Quality Guidelines. Section 15080 (d) 2 of the guidelines allows a Mitigated Negative Declaration to be prepared instead of an Environmental Impact Report where the significant effects of a project, as identified in an Initial Study, are clearly mitigated to the point where it is reasonable to find that the significance is no longer in effect. As we discussed at our meeting on February 26, 1985, in order for this office to prepare a Mitigated Negative Declaration, the project plans must first be revised to reflect changes that eliminate the potential for the significant impact, and/or an enforceable commitment from the applicant must be made that shows the specific mitigation measures that will occur. Based on our discussion, the following changes to your project will permit this office to prepare a revised Initial Study and, subsequently, a Mitigated Negative Declaration of Environmental Significance . 3-/3 '8� �'✓ ___ mac/ ATTAff There are still six ( 6) aspects of your project which have the potential of creating significant environmental impacts, as defined by CEQA: 1. Traffic 2 . Flood Control 3 . Vegetation 4 . Pedestrian/Bicycle access 5. Security/Landscaping -West Property Boundary . 6 . Noise If the project plans are revised to incorporate the following features, and/or Morrison Homes agrees to provide the design components as indicated below (or that.-achieve the same effect of the items listed below) , this office will proceed with the preparation of a Mitigated Negative Declaration of Environmental Significance . 1. Traffic : a) Donlon Way at Dublin Blvd. : Contribute $50, 000 towards street improvements along Dublin Boulevard west of San Ramon Road to mitigate traffic impacts along Dublin Boulevard which will be cumulatively aggravated by this project. b) Dublin Blvd. and San Ramon Road: Increase the capacity of the interchange by adding a second left turn lane for northbound traffic on San Ramon Road. This will include signal modification, revision to medians and adjustment of through lane markings . c) Amador Valley Blvd. and San Ramon Road: Contribution of up to 50% of the cost of construction of the extension of Amador Valley Blvd. to the eastern boundary of the Morrison Homes property on an alignment acceptable to the City ' Engineer.' The extension shall contain curb, gutter and other necessary longitudinal drainage, paving, sidewalk, street ' lights and street trees . Said construction shall take place before occupancy of any unit. e) Contribution of up to 50% of the cost of modifying the signals at 'Amador Valley Blvd. and San Ramon Road to accommodate the extension. 2 . Flood Control : a) Increase the capacity of the creek, if necessary, along the property frontage so that it can handle a 100-year storm. Design of improvements shall be as determined acceptable to the City Engineer, City Planning Department, and Alameda County Flood Control . Work on the creek that involves other property shall be done subject to obtaining the other property owner ' s approval . -2- b) Raise all project finished floor elevations above the Martin Canyon Creek 100 year flood plain elevation. 3 . Vegetation: The existing major trees along the Martin Canyon Creek frontage shall be incorporated into the project layout and accomodated with the appropriate changes to the preliminary grading plans. Mature trees located elsewhere on the site shall retained as feasible given their individual location, health and present grade elevation at the base of the individual tree. The preliminary landscape plan shall be adjusted to reflect the above requirements. ..-,.The preliminary landscaping plan .shall provide additional tree planting in vicinity of the interior existing trees proposed for retention to accomodate for the eventual need to elminate these trees. 4 . Pedestrian/Bicycle Access : Project design shall make adequate provision for pedestrian and bicycle access through or around the project site to meet the circulation requirements spelled out in the San Ramon Road Specific Plan. 5 . Neighborhood Security/Landscaping - West Property Boundary: Project design shall make provision at the west property boundary of a continuous, six-foot solid fence, appropriate area lighting, intensive landscape planting and observance of adequate building setbacks to provide an adequate barrier and buffer between the adjoining single family residential units to the west and the subject property, thereby reducing the potential for future security problems and mitigating potential adverse impacts associated with noise and/or visual impacts . 6 . .•. . Noise Due to anticipated future noise levels in the San Ramon . Specific Plan Area, multi-family residential structures -developed in conjunction with this project that may be . , affected by noise levels in excess of residential noise standards shall be constructed to provide the necessary sound attenuation to insure interior noise levels in compliance with applicable standards as set forth by State and local regulations. These recommendations are made for environmental purposes only. The design, engineering, and land use aspects of the project will receive additional review. Recommendations regarding their merits will be prepared and incorporated into a staff report to be presented to the Planning Commission along with the environmental determination. -3- Please provide us with plans and information that gives us the assurance that the potentially significant environmental aspects of the project have been mitigated. Questions concerning this matter may be directed to Kevin Gailey of this office at (415) 829-4916 at your convenience. Yours very truly, - Laurence. L. Tong, , Planning Director LLT/KG/jm cc: - PA 84-084 - Lee Thompson, City Engineer - Roger Coupe, Creegan & D 'Angelo 6658 Owens Drive, Pleasanton, CA 94566 Richard Frisbee, The Environmental Center 1961 The Alameda, San . Jose, Ca 95126 -4- MORRISON HOMES 2255 CONTRA COSTA BLVD. • P.O. BOX 23172 • PLEASANT HILL. CALIFORNIA 94523 • 14151798.9700 March 14, 1985 V ,T( I E D MAR 1 "- 1985 DUBLIN PLANNING Mr. Laurence L. Tong Planning Director City of Dublin P. 0. Box 2340 Dublin, CA 94568 Re: PA 84-084 Dear Mr. Tong: In response to your letter of March 13, 1985 outlining the terms and conditions underwhich the City of Dublin will issue a Mitigated Negative Declaration to the environmental impacts created by the development of our proposed 177 unit condominium project, Morrison Homes Corporation hereby declares that it accepts the mitigated measures outlined in items 1-6 of your March 13 letter. Sincerely, MORRISON HOMES ohn P. Taglio President .,JPT/lc ' ~ iii ION PART OF THE WORLDWIDE GEORG MORRISON HOMES 2255 CONTRA COSTA BLVD. P.O. BOX 23172 • PLEASANT HILL. CALIFORNIA 94523 • 14151 798.9700 April 1 , 1985 Chairman and Members City of Dublin Planning Commission C/o Mr. Kevin Gailey P. 0. Box 2340 Dublin, CA 94568 Re: Morrison Homes Rezoning and Tentative Map PA 84-084, Tr. 5388 Gentlemen: At the Public Hearing on March 18, 1985, I mentioned that Morrison Homes' primary concerns related to Conditions 57, 58, 60, 64, 72 and 75 of the Staff Report. At that time, I requested reconsideration of these Conditions and possible adjustments prior to the continuance of the Public Hearing to April 1 , 1985, These items related to four major areas of concerns which I hope can be more completely investigated at the reopened Public Hearing, They are: 1 , Conditions 57 and 75 The required rental of units prior to sale. 2. Condition 58 The volume of special storage space. 3. Condition 60 The requirement of a second active recreation area at an unspecified future date. 4. Conditions 64 and 72 The addition to the trailway system of a pedestrian/bicycle bridge crossing Martin Canyon Creek and the granting of an easement or other recorded document guaranteeing trailway access through the project. Thank you for the opportunity of addressing you on these matters, Very truly yours, MORRISON HOMES B. W. Knox, Jr. Director of Land Acquisition and Development BWK/lc �'iG* PART OF THE WORLDWIDE GEORGE WIC If problems (security, vandalism, loitering, etc. ) arise once this connection is in place, the applicant may submit for consideration and action by the Planning Commission a request for closure of the connection(s) to adjoining properties.