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06-10-2014 - Agenda PacketPlanning Commission Regular Meeting City of Dublin June 10, 2014 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – May 27, 2014 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA 2014-00013 – Nielsen Residential Project - Site Development Review and Conditional Use Permit for minor amendments to Planned Development Zoning District PA 07 -057. 8.2 PLPA 2013-00002– Heritage Park - General Plan/Dublin Village Historic Area Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Parcel Map 10259, Site Development Review, Vesting Tentative Subdivision Map -Tract 8160, Environmental Impact Report, and Development Agreement for a 6.6-acre site. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Depart ment. (OVER FOR PROCEDURE SUMMARY) OF DU��� IZ X82 STAFF REPORT PLANNING COMMISSION DATE: June 10, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2014-00013 — Nielsen Residential Project - Site Development Review and Conditional Use Permit for minor amendments to Planned Development Zoning District PA 07-057 Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant, William Lyon Homes, is requesting approval of Site Development Review and an amendment to the Planned Development Zoning District Stage 2 Development Plan for the construction of 36 single-family homes on an approximately 11 acre site. Vesting Tentative Map 7950, which established the subdivision of the site into multiple residential lots, was approved by the Planning Commission in 2010. The current project application is to approve the architectural design of the neighborhood and minor modifications to the Planned Development Zoning District (PA 07-057). Minor modifications to a Planned Development Zoning District can be approved by means of a Conditional Use Permit. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public, 4) Close the public hearing and deliberate; and 5) Adopt the following Resolutions: a) Approving Site Development Review for a new 36-unit single-family residential neighborhood on a 10.9-acre parcel at 6407 Tassajara Road; and b) Approving a Conditional Use Permit for minor amendments to the development standards, planned development exhibits, landscape and open space guidelines, and architectural criteria for the Nielsen Project Planned Development Zoning District (PA 07-057). Submitted By Re iew y Principal Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: 8.1 Page 1 of 9 GAPA\2014\PLPA-2014-00013 Nielsen SDR-PD amend\PC 06.10.2014\PCSR Nielsen 06.10.14.docx PROJECT DESCRIPTION: Background: The Nielsen property is 10.9 acres in size and is located within the Eastern Dublin Specific Plan area. The property consists of one residence, one mobile home, sheds, a livestock/animal area, and a wireless communications monopole with related equipment storage. Figure 1: Vicinity Map The 10.9 acre property is generally , rectangular in shape, has TACO" approximately 600 feet of frontage COS O�S`t along Tassajara Road and has a CoP1.1�pp,C depth of approximately 780 feet. The property consists of gently roiling hills and increases in grade from Tassajara Road (nearly 455 feet above sea level) up to the rear WALLIS RANCH portion of the property (approximately 1. 565 feet). Figure 1 shows the Nielsen Property and its surroundings. Surrounding uses include the Sllvera Ranch residential neighborhood to the north, Quarry x Y: Lane School to the south, the future K �, Wallis Ranch property to the west PROJECT SITE \1 across Tassajara Road, and rural I residential land to the east. J i The site has a General Plan and DUBLIN RANCH Dublin Specific Plan land use Eastern p DUBLIN RANCH DRIVE designation of Low Density Single 1 Family Residential. Q �� Entitlement History: 1 On October 1, 2002, the City Council adopted Ordinance 15-02, pre-zoning the Nielsen and Silvera Ranch ' properties to PD (Planned Development) and adopted a related I - Stage 1 Development Plan. The Nielsen property was included in the Silvera Ranch annexation so that the -----.___P ENN_�TRAL Nielsen property did not form a "county island" surrounded by land within the City of Dublin. No development was proposed on the Nielsen property at that time and the adopted Stage 1 Development Plan allowed the existing uses to continue on the site. Final annexation of the properties occurred on May 5, 2003. In 2010, the City Council approved Resolution 76-10, approving a General Plan and Eastern Dublin Specific Plan Amendment to designate the site Single-Family Residential, and Ordinance 11-10, approving a Planned Development Zoning District for the property along with a related Stage 1/2 Development Plan. The Planning Commission also approved Resolution 10-21 for 2 of 9 i Vesting Tentative Map 7950. At that point the zoning was in place for a future residential subdivision on the project site, and the Site Development Review approval for the design of the actual homes was expected to come at a later date. Project Proposal In 2014, William Lyon Homes acquired the site from the Nielsen family and submitted the Site Development Review application to permit the construction of 36 single-family homes. With the Site Development Review application, several minor modifications were proposed to the Stage 1/2 Development Plan to accommodate the proposed neighborhood layout and slightly modified lot configuration. The difference in the subdivision layout between the original 2010 approval and the 2014 proposal is illustrated in Figures 2 and 3. The overall subdivision layout has been determined to be in conformance with Vesting Tentative Map 7950 by the City Engineer. Figure 2: 2010 subdivision layout Figure 3: 2014 subdivision layout 31LViRA l4NCT1 PWSy i" Sl .;H .....% iA j Wri- ••nS i r 1.( L _ N N t{I+HPE f I i 1 ------ t =r i - w,R.M n a I i The Development Plan modifications and the Site Development Review plans are described in more detail in the sections below. ANALYSIS: Minor Amendments to the Stage 1/2 Development Plan The Stage 1/2 Development Plan approved in 2010 set the framework for future project review (Attachment 1). The Development Plan included the following sections: 1. Permitted and conditionally permitted land uses, 2. Residential site development standards, 3. Landscape and open space guidelines; and 4. Architectural criteria, guidelines, and styles. The proposed amendments to the Stage 1/2 Development Plan include minor modifications to Section 2 (Residential Design Standards Table) and the typical lotting concept. Modifications to the Design Standards Table were desired based on the architectural designs of the homes and the way in which they were fitting onto the lots. Modifications include slight reductions in certain 3 of 9 setbacks and the deletion of references to specific lot numbers (that have changed since the original approval). Exhibit A to Attachment 2 contains the amended Residential Design Standards Table and Typical Lot Setback Details in the Stage 1/2 Planned Development Amendment plan set. The 2010 Stage 1/2 Development Plan also included several different exhibits that have been modified based on the refined site layout, including: Sheet PD2-1 (Development Plan) is amended based on a refined layout for the subdivision Sheet PD2-2 (Preliminary Landscape Plan) is deleted and replaced with new landscape plans in the SDR plan set Sheet PD2-3 (Street Sections) is amended and renumbered Sheet PD2-4 (Ownership and Maintenance Plan) is amended and renumbered Sheet PD2-5 (Parking Plan) is deleted and replaced with a new exhibit in the SDR plan set Sheet PD2-6 (Wildfire Management Plan/Fire Access Plan) is amended and renumbered Sheets PD2-8 and 2-9 are deleted and replaced by new civil sheets in the SDR plan set Sheet L.1 (Fence and Wall Plan) is deleted and replaced by new landscape sheets in the SDR plan set One item to note on the amended Development Plan (Sheet PD2-1) is that the revised subdivision layout now provides a parcel for the continued existence of an existing wireless communications facility at the southeast corner of the project site. The wireless antennas are located within a faux-tree structure with an associated ground-mounted equipment cabinet. Exhibit A to Attachment 2 contains the new, amended, and renumbered PD sheets in the Stage 1/2 Planned Development Amendment plan set. The proposed amendments to the Stage 1/2 Development Plan also include minor modifications to Section 3 (Landscape and Open Space Guidelines) and Section 4 (Architectural Criteria, Guidelines, and Styles). For the Landscape Guidelines, the minor modifications include revisions to text that describes the overall site layout, the deletion of references to specific lot numbers (that have changed since the original approval), the deletion of references to the emergency vehicle access (that is no longer needed based on the current layout), and the removal of wall/fencing details, which have become a part of the SDR plan set. For the Architectural Criteria, the minor modifications include the deletion of references to split pad home design, which is not a design feature of the proposed Site Development Review application, and the deletion of references to specific lot numbers. Exhibit B to Attachment 2 contains the amended Landscape and Open Space Guidelines and Exhibit C to Attachment 2 contains the amended Architectural Criteria, Guidelines, and Styles. Chapter 8.32 of the Zoning Ordinance allows the Planning Commission, by means of a Conditional Use Permit, to approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. In accordance with this Chapter, the Resolution approving a Conditional Use Permit for minor amendments to the development standards, planned development exhibits, landscape and open 4 of 9 space guidelines, and architectural criteria for the Nielsen Development Project is included as Attachment 2 to this Staff Report. Site Development Review The project has been designed to be a distinct neighborhood that compliments its site and the surrounding context, topography and land uses. The overall architectural and landscape theme is intended to enhance and be complimentary to adjacent neighborhoods, encourage pedestrian access and mobility, and provide the project with design cohesiveness. Access and Circulation — Primary access to the project site is via Silvera Ranch Drive, an entry street off Tassajara Road that connects at a signalized intersection. Tassajara Road is expected to ultimately be a six-lane divided street once completed. There are three streets in the neighborhood: Street A, Street B, and Street C. Street A will be a private street, and is designed to meet fire access standards. Street A is single-loaded and will have on-street parking on one side only. Street B and C will be public streets that can have on- street parking on both sides. The main entry drive to the neighborhood will have a separated sidewalk with six-foot wide parkway strips, and the sidewalk will transition to attached sidewalks within the neighborhood. Sheet PD2-2.1 of Exhibit A to Attachment 2 illustrates the cross-sections of the various streets within and adjacent to the neighborhood. Building Architecture Colors, and Materials — The proposed architecture at the Nielsen Property consists of three floor plans and three elevation styles for houses ranging from 2,815 to 3,140 square feet in size. The plans emphasize distinct architectural features that are complimentary to each style; including highlighted entries, porches, and second floor balconies. Single-story elements have been incorporated into each of the homes to add visual interest and appeal to the pedestrian scale. Varied setbacks at both the first and second floors further highlight the architectural massing and reduce the prominence of the garage doors. The plans include Monterey, European Eclectic, and French Country architectural styles. This combination produces a cohesive theme while maintaining diversity at the street-scene level. Each style has its own set of details including varied roof forms, pitches, and overhangs, window shapes and divisions, trim profiles, gable treatments, and a mixture of exterior materials that will wrap around all sides of the houses. A color and material palette has been provided that illustrates nine unique color and material schemes for the three architectural styles. Each architectural style (Monterey, French Country, and European Eclectic) has three distinct paint, brick/stone, and roof color combinations that will yield a blend that is distinctive yet complementary. The sheets under the "Architecture" tab of Exhibit A to Attachment 3 illustrate all of the floor plans, architectural styles, and provide call- outs for many of the building details. Color and material boards for all nine options will be provided at the Planning Commission meeting for review and consideration. Landscaping/Streetscape Plan — One of the benefits of the refined subdivision layout is the change to more commonly open space area onsite and the integration of opportunities for more natural, less water-intensive, landscaping. The landscape design draws on the naturally- occuring grassland around the project site while introducing more manicured aesthetic at the residential interface. Tree-lined streets with attached sidewalks create pedestrian linkages throughout the neighborhood. Low-rise community walls create a consistent theme and reinforce continuity throughout the community and limit constraining vertical elements. 5of9 Drought tolerant native and Mediterranean plantings are blended for aesthetic appeal as well as water-saving practices. Strategic use of open fencing affords the residents views to adjacent natural landscapes and beyond, limits visual barriers, yet has been designed to provide privacy where warranted. Sheets L-1 to L-5 of Exhibit A to Attachment 3 illustrate the conceptual landscape design for the project. Condition of Approval No. 35 of Attachment 3 notes the requirement for the Applicant to complete the construction of sidewalks, parkways strips, and landscaping from Silvera Ranch Drive onto the project site. Grading - On site grading will be required to provide building pads, internal roads, and proper drainage with suitable slope ratios and correct soil conditions. Sheet C-7 of Exhibit A to Attachment 3 illustrates the proposed grading plan and the location of retaining walls to create buildable residential pads. Retaining wall heights range from two to four feet. Parking — Parking for the project will be provided in compliance with the standard of two covered spaces per unit within an enclosed garage, plus one on-street guest parking space per unit. Affordable Housing/Inclusionary Zoning — At a public hearing on June 3, 2014, the City Council adopted a Resolution approving alternate means of compliance with the City's Inclusionary Zoning Ordinance. The Applicant is permitted to pay fees in-lieu of constructing five housing units on the project site. The proposed fee payment is $109,573 per unit for a total of $547,865. Public Art Compliance — The proposed project is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the home construction to be determined and calculated by the City's Building Official. The original Stage 1/2 Development Plan contained a provision to meet this requirement through the placement of public art on site (Sheet PD 2-7). The Resolution approving Site Development Review for the Nielsen Project is included as Attachment 3 to this Staff Report, and Exhibit A to Attachment 3 contains the entire SDR plan set for the proposed project, including all architectural designs, landscape plans, and civil sheets. CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE In 2010, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment to modify the land use designation from Rural Residential/Agriculture (1 unit/100 acres) to Single Family Residential (0.9 to 6.0 units/acre). The proposed Site Development Review application and proposed minor modifications to the Stagel/2 Development Plan are consistent with the land use designations of the General Plan and Eastern Dublin Specific Plan. The proposed project will contribute to housing opportunities and diversity of product type consistent with the Eastern Dublin Specific Plan, and the City's Zoning Ordinance. The proposed master planned community is compatible with surrounding neighborhoods and communities developing in the City's Eastern Extended Planning area. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. 6 of 9 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. The City, as the Lead Agency, prepared an Initial Study to determine whether there would be significant environmental impacts occurring as a result of the current project beyond or different from those already addressed in the Eastern Dublin EIR. Based on the project description, the Initial Study determined that although many of the anticipated impacts had been adequately addressed, the project could result in additional significant site-specific impacts. Therefore, a Supplemental Environmental Impact Report (SEIR) was prepared in accordance with CEQA laws and regulations. The Supplemental EIR (SEIR) for the Nielsen Development Project (SCH # 2008052117) was certified by the Dublin City Council via Resolution 74-10 on May 18, 2010. The Nielsen Development Project SEIR was prepared in accordance with the California Environmental Quality Act (CEQA) based upon previous CEQA review of the Eastern Dublin EIR (SCH # 91103064). Copies of the Nielsen Development Project SEIR and previous CEQA documents are available for review at City Hall, 100 Civic Plaza, Dublin, California, during normal business hours. The applications for Site Development Review and a Conditional Use Permit for minor modifications to the Stage 1/2 Development Plan for the Planned Development Zoning District (PA 07-057 — Nielsen Development Project) are consistent with and covered by the Nielsen Development Project SEIR and therefore no additional environmental review is required. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. 7 of 9 ATTACHMENTS: 1) City Council Ordinance 10-21 2) Resolution approving a Conditional Use Permit for minor amendments to the development standards, planned development exhibits, landscape and open space guidelines, and architectural criteria for the Nielsen Project Planned Development Zoning District (PA 07-057), with the Stage 1/2 Planned Development Amendment plan set attached as Exhibit A, the amended Landscape and Open Space Guidelines attached as Exhibit B, and the amended Architectural Criteria, Guidelines, and Styles attached as Exhibit C. 3) Resolution approving Site Development Review for a new 36-unit single-family residential neighborhood on a 10.9-acre parcel at 6407 Tassajara Road, with the Project Plans attached as Exhibit A. 8of9 GENERAL INFORMATION: APPLICANT/ PROPERTY OWNER: Scott Roylance, William Lyon Homes, 4000 Executive Parkway, Suite 250, San Ramon, CA 94583 LOCATION: 6407 Tassajara Road ASSESSORS PARCEL NUMBERS: 985-0002-009-02 GENERAL PLAN LAND USE DESIGNATION: Single Family Residential SPECIFIC PLAN LAND USE DESIGNATION: Single Family Residential (Eastern Dublin Specific Plan) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Medium Density Residential Medium Density Residential Silvera Ranch) South PD Medium Density Residential Quarry Lane School West PD Stream Corridor and Rural property Regional Park East PD Rural Residential/Agricultural Vacant 9 of 9 i ORDINANCE NO. 11 - 10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * APPROVING A PLANNED DEVELOPMENT REZONE WITH A RELATED STAGE 1 DEVELOPMENT PLAN AMENDMENT AND STAGE 2 DEVELOPMENT PLAN FOR THE NIELSEN PROPERTY RESIDENTIAL PROJECT (6407 TASSAJARA ROAD — APN 985-0002-009-02) PA 07-057 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Nielsen Property project site is located at 6407 Tassajara Road. Through Ordinance 15-02, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, allowed the existing rural residential uses to continue on the Nielsen Property. B. The Nielsen Property Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, as proposed, would permit the future development of up to 36 units on the project site. The Stage 2 Development Plan establishes the permitted, conditionally permitted, and accessory uses, site plan, site area and maximum proposed densities, maximum numbers of residential units by type, development regulations, architectural standards, and preliminary landscape plan for the up to 36-unit development. C. The Planning Commission recommended adoption of the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan through Resolution 10-19 following a properly noticed public hearing on April 27, 2010. D. The City Council considered the Planning Commission recommendation at a properly noticed public hearing on May 18, 2010 at which time all interested parties had the opportunity to be heard. The City Council considered the adopted Supplemental Environmental Impact Report and prior environmental documents, and all above referenced reports, recommendations and testimony to evaluate the Project, including the PD zoning. Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Nielsen Property Planned Development Zoning, including the Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, meets the purpose and intent of Chapter 8.32 in that the development plan contains a desirable use of land that complements surrounding land uses, in particular that provides additional residential units in close proximity to existing residential uses to the north of the project site and continues the concentration of residential development along the Tassajara Road corridor. Page 1 of 20 ATTACHMENT 1 2. The a Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide attractive and interesting development and will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site. The cellular phone facilities that currently exist on the property are expected to remain although their location may be adjusted slightly to accommodate the new homes. Any new location will need to be approved through the Site Development Review process and is not approved in this Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the Project will implement the type and scale of development envisioned along Tassajara Road in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of existing development in the surrounding area. It will provide pedestrian and bicycle connectivity along the Tassajara Road frontage of the project site, which already exists both north and south of the project site. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that the project has been designed in a manner where the 34 lots are arranged on two cul-de-sacs to work with the natural grade of the hilly site and the plan utilizes terraces and stepping the houses up the slope. Lots have been designed to fit the topography of the site by stepping up the slope and to reduce the need for exterior retaining walls. The Stage 2 Development Plan will implement all project- specific mitigation measures and previously adopted CEQA mitigation measures related to potential environmental impacts associated with development of the site. 3. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the Project will comply with all applicable development regulations and standards and will implement all mitigation measures in the Project Final Supplemental Environmental Impact Report and all applicable mitigation measures in the prior EIR. 4. The Planned Development Rezone with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that on May 18, 2010 the City Council adopted Resolution No. 76-10, approving an amendment to the Dublin General Plan and Eastern Dublin Specific Plan to permit the development of up to 36 single family homes on the Nielsen Property and reducing the width of on-site streets. Once the amendments were approved, the project became consistent with both the General Plan and the Eastern Dublin Specific Plan, Page 2 of 20 C. Pursuant to the California Environmental Quality Act, on May 18, 2010 the City Council adopted Resolution No. 74-10 certifying the Final Supplemental Environmental Impact Report and Adopting Environmental Findings under CEQA. D. All of the above referenced resolutions and ordinances are incorporated herein by reference and available for review at City Hall during normal business hours. Section 3. ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 10.9 gross acres at 6407 Tassajara Road; APN 985-0002-009-02. A map of the rezoning area is shown below: COr� DP COI x U31ANM Py a� R� a R JECr SrM waraur� WMLIN RANCH DRNE 4 DUBLIN "Y V \HART BEET ep 7 1-580 K y �P T 0 PI EAMNTON Page 3 of 20 Section 4. STAGE 1 DEVELOPMENT PLAN AMENDMENT The Stage 1 Development Plan is amended by changing the zoning from PD-Planned Development (Rural Residential/Agricultural) to PD-Planned Development (Single Family Residential). Section 5. STAGE 2 DEVELOPMENT PLAN APPROVAL The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Stage 2 Development Plan, which is hereby approved. The Stage 2 Development Plan permits the development of up to 36 residences on 34 lots, pursuant to approval of Site Development Review. Any amendments to the approved Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. The Stage 2 Development Plan consists of the items and plans identified below. 1. Statement of compatibility with Stage 1 Development Plan The project proposal includes an amendment to the existing Stage 1 Development Plan that was approved by the City Council in October 2002 via Ordinance 15-02. The Stage 1 Development Plan that was approved at that time allowed for the continued use of the Nielsen Property as a rural residence. This amendment to the Stage 1 Development Plan would allow the development of up to 36 residential units on 34 lots on the property. Once the amendment is approved through the adoption of this ordinance, the Stage 2 Development Plan will be compatible with the Stage 1 Development Plan (as amended). 2. Statement of uses. The Permitted, Conditionally Permitted, Accessory, and Temporarily Permitted land uses allowed under the Nielsen Property Planned Development zoning district include, but are not limited to, the following: Permitted Uses: Animal Keeping — Residential Cellular Towers and related communications facilities (except on a residential lot with a private residence) Community Care Facility— Small Home Occupation in accordance with Chapter 8.64 (Home Occupations Regulations) of the Dublin Zoning Ordinance - - - - Community clubhouse or similar facility (pool, spa, fitness room, event area for small gatherings, kitchen, etc) Second Unit in accordance with Chapter 8.80 (Second Units Regulations) of the Dublin Zoning Ordinance Single-family dwelling Family Day Care Home — Small Open Space Water Quality and Retention facility Other uses similar and related to the uses above as determined by the Community Development Director Page 4 of 20 i Conditional Uses: Bed and Breakfast Inn Family Day Care Home — Large in accordance with Chapter 8.66 (Large Family Day Care Homes) of the Dublin Zoning Ordinance Accessory Uses: All Accessory Uses should be in accordance with Chapter 8.40 (Accessory Structures and Uses Regulations) of the Dublin Zoning Ordinance Temporary Uses: Temporary Construction Trailer in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance. Tract and Sales Office/Model Home Complex in accordance with Chapter 8.108 (Temporary Uses Permit of the Dublin Zoning Ordinance 3. Stage 2 Site Plan The Stage 2 Development Plan is shown below and is also included as Sheet PD2-1 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. The site plan illustrates potential building envelopes. S4.VM RWCH I)RIVE / SILV=RA RANCri !PFCIFFER RANG,+I M:LLIU1, DENSrY RE5'DFPR!4L 1 li 1 i I 1 I I I - �i N 1 x- i - 1 F if I I Ifi�I�I 1 -•-==-i' _____ T `i(._. 1 u III .< I i' I i ,Ili IIV,it I GU4.:.vY '�1.NE Sr'-I C'Ol AF.ACI I I 4. Site area, proposed densities. Land Use Designation Site Gross Site Net Number of Gross Net Density Acres Acres Units Density Single Family Residential 10.9 10.0 36 3.3 du 3.6 du 0.9 to 6.0 units per gross acre Page 5 4V 20 5. Development Regulations. The Development Regulations for the future development of the Nielsen Property are included below. Site Development Standards inimurn Street Frointage Lot Width 125 Maximum Lot Cov era e tnitial u oo rmt ,,, Offier o Maximum Buildina Hei t Maximum Stories 2.5 M.Yni ont Setbacks ! Living ace ti Forch or balcony Front Facing Garage Living Space over Forward Garage 50% or less of the second story living area above garage may extend past recessed first Minimum S i e Setb ac .s (1) -%tory living area a4iacent to garage 1 Story Livi n S ace ara a ( if duplex s tare of e 2+ to v 5, Omer Lot Living Space to Street Side PL 0 '° -12' 2-story, 10'ship e-sto r element Porch or cony Minim tun Rear Setbacks '607 Living Space/Garage mul. (20'min. when rear yard is adjacent to another Specific Lot Setback Requirements Lots - et ac line m assa' a Koad Lots min were remove en et ac Lots - min Lots 15-20 20'min Lots _ min Lots -:° Building envelope will en yon top of Lots _. min om rear property e Other Reauirements Alinirnum Usable Yard Downhill lots on sloped terrain 12' min flat yard if achievable if not 350 S.F.flat deck,balcony or front courtyard with a min dimension of 8' 500 S.F.flat area with a min. dimension of 12'. aximum ncroac ntents kff) 1\11in. 5clear on one side vard Accessory triictures Setbacks 5pecific . ccesso tructure e uirements Lots 15-20 Within 20'of rimary buildin stricture. Lots—')5-28 7ru—s—tB—e-ETit within thedesignated building ar aces e uire er ome' .' ` rove e an est Comer Lot Irian gu ate isi h- asement om face of intersecting street cur Page 6 of 20 i Notes for Site Development Standards (A) Setbacks are measured from the property line. (B) Encroachments:Items such as,but not limited to,roof overhangs,air conditioning condensers,entry stairs, exterior building stairs,on-grade stairs and approaches,porches,chimneys,bay windows and media centers may encroach up to two feet or more into the required setback provided there is a minimum of 36 inches of unrestricted access on one side of the building.Air conditioning units cannot be placed in the front yard. All utilities are to be screened from public view via walls,enclosures,roof placement,etc. (C) Setbacks for accessory structures shall be in accordance with Chapter 8.40(Accessory Structures)of the Dublin Municipal Code,Accessory Structures or as identified in these development standards and PD Rezone.Noise generating uses such as pool and spa equipment shall be acoustically screened or located outside the setback area. (D) Accessory Structures as defined in Section 8.08 of the Dublin Municipal Code and covered patios are allowed an additional five percent of coverage when located in the rear or side yard of the house,or in accordance with Section 7.28.290 of the Dublin Municipal Code.This percentage may increase if the building footprint coverage is not at the maximum percentage allowed.However,in no event shall the total coverage on a lot exceed the combined"Building Footprint"and"Other"coverage. 1. Maximum lot coverage regulations are intended to establish maximum lot area that may be covered with buildings and structures.Building and structures include all land covered by principal buildings,garages and carports,permitted accessory structures,covered decks and gazebos,and other enclosed and covered areas; but not standard roof overhangs,cornices,eaves,uncovered decks,swimming pools,and paved areas such as walkways,driveways,patios,exterior stairs,uncovered parking areas or roads. 2. Subject to Building Code requirements for access. 3. Where 50 percent or more of the elevation of a home is a single-story element,the setback for the single-story and two-story elements of that elevation shall be considered as that for a single-story building. 4. Swing-in garages are prohibited on lots less than 55 feet wide. 5. Retaining walls up to six feet high may be used to create a level usable area.Retaining walls in excess of four feet to create useable area are subject to review and approval of the Community Development Director.Walls over 30 inches in height are subject to safety criteria as determined by the Building Official. 6. Setbacks subject to review and approval of Building Officia l for Building Code and Fire Code issues.Setback to building overhang to be 36-inch minimum or as required by current City Building Code Standards. 7. At cul-de-sac bulbs or knuckles where lot depths are less than the standard lot depth,minimum rear yard setback requirements may be reduced by an amount equal to lot depth minus the actual depth of the lot(i.e.100'-90'_ 10').In no case will the rear yard setback be reduced to less than 12 feet. 8. Curbside parking maybe counted toward the required number of guest spaces.Tandem garage parking is permitted for non-required spaces. 9. Minimum 30-foot triangulated visibility easement on front and side streets measured along the face of intersecting street curb lines.No structures or shrubs/groundcovers over 30 inches in height allowed.(See diagrams on following pages) 10. Where a minimum five-foot wide HOA landscape parcel lies between a lot or cluster and an adjacent street,the adjacent lots or cluster shall be considered an interior lot for setback requirements. 11. Usable yard area may be provided in more than one location within a lot with a minimum 150-square foot yard, deck,patio,courtyard,or similar area. 12. If a secondary unit is present on the lot,one additional uncovered parking space will be required and can be provided in the driveway. 13. Refer to the Setback and Lot Coverage Exhibit(PD2-8)for specific setback dimensions for each lot. 14. A minimum 3'clear pathway shall be maintained on one side of the house at all times. Page 7 of 20 6. Architectural Standards. The Architectural Standards for the future development of the Nielsen Property are included below. Architechiral Criteria, Guidelines, and Styles CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Nielsen Property.The Guidelines ensure attractive design and high quality construction for the project will be done. The Criteria and Guidelines are not designed to be overly restrictive or limiting. but instead to foster a livable environment that is enjoyable and interesting. BASIC PRINCIPLES Regardless of the architectural style,ahome's design is comprised of many components including building mass and articulation, roof forr i, facade design,living areas and garages, and detailed architectural elements.These components,when designed appropriately,provide a unified vet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing authentic architectural styles and elements. Roof forms,materials and building massing shall be used to establish a recognizable style. In addition,detail elements may be used to enhance the character of a style.The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity of each style. NEIGHBORHOOD DESIGN General Design Parameters Given the topographic variation within the project area and the premium location of the site, the Nielsen Property-is expected to be developed with semi-custom homes. Semi-custom homes would be production floor plans with provision made for customized placement or addition of windows, porches, balconies, and other architectural elements to respond to specific site situations, including topography and views. Semi-custom homes shall conform to design requirements outlined below. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape within the neighborhood. In addition to home massing and design and garage placement, this can be achieved by home placement and orientation. Page 8 of 20 The entry and detailing of the front facade should be the primary emphasis of the front elevation, rather than the garage.Elements such as porches,trellises,living spaces or courtyards should project forward of the garage. Entries of primary units should be visible from the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different floor plans. Each floor plan shall be designed and built with roof and elevation treatments representing a minimum of three different,architectural styles. Three color schemes are required per elevation. Corner Lot Homes A different elevation should be created for corner lot homes, or an interior lot plan can be enhanced with additional architectural elements,details,or materials on the corner side of the house that match those on the front elevation. Elements to consider on corner lot homes include: • Entries placed on the side/corner elevation. • A porch or projecting side gable that wraps the front and side of the house. • Broad range of roof forms,and the use of dormers if appropriate to the style. • Varied building massing. • Enhanced detailing and materials. • The building wall adjacent to the exterior side yard is as short as practical. Interior Conditions Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses are not acceptable.In order to not create these situations the following solutions are provided but are not meant to be limited to these solutions: • Recess the second story in the rear of the building and on the sides of the building • Provide plans that use articulation and do not utilize the entire lot setbacks in width and depth. SLOPE CONSIDERATIONS Grading Sloped Conditions The Nielsen Property should be designed to respond to the opportunities offered by the sloping topography. Due to this,the lots should be stepped as a series of terraces rather than grading a large flat area. The existing landform should be followed when possible with grading to step up or down the slope.Walls or slopes may be used to take up slope within the development. Plotting on Cross Slope Conditions On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings should be designed to take advantage of sloped conditions and maximize the views. Page 9 of 20 Rear Yard Slope Conditions When buildings have rear yards sloping uphill,rear elevations on the second story should be stepped back to open up the rear yard and avoid a"canyon-like"effect.On downhill sloping yards,rear elevations should be stepped back to be more visually appealing from off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING UNITS Second dwelling units are permitted and must be an integral and complimentary part of the main unit. Regardless of location, the secondary unit shall match the style and appearance of the primary unit.The design of the secondary dwelling unit shall follow the City's Zoning Ordinance with the following requirements and exceptions: • Allowed on lots of 5,000 square feet or greater. • Sized at a minimum of 275 square feet and a maximum of 1,000 square feet. The second unit shall not exceed 35% of the total floor area of the primary single family residence. • Only one second dwelling unit permitted per lot. • One additional off-street parking space will be required;tandem or uncovered spaces permitted. • The secondary unit shall be incorporated as an integral and seamless component of the primary unlit and/or the primary unit's garage,if a detached garage is provided. DUPLEX UNITS Duplex dwelling units are permitted within the project area if utilized towards fulfilling the project's Inclusionary Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the following: • Duplex units shall be designed to match the single-family residential site development standards, architectural criteria, and styles for the project area. Exceptions include the ability for zero setbacks at attached building side,yard area (250 sq.ft.minimum with a 10'minimum dimension, and lot size and coverage to be determined at Site Development Review. • Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be consistent for the entire building). • Duplex units are encouraged to be sited on corner lots, with a goal of giving each unit more street frontage. • To facilitate a sense of distinction and ownership,entries should be separated from one another. Entries sharing one path from the street are not permitted. • To the extent feasible, entries to garages should be separate and should be visually associated with the front door of the Lunt served. Page 10 of 20 i ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developed.These,combined with guidelines included under Architectural Styles below,should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Building Mass and Roof Form • Variable Elevation Setbacks • Two Story Houses • Single Story Architectural Elements • Garage Location and Design • Entry Design • Four-Sided Architecture Building Mass and Roof Form The general form of the building should be reflective of the architectural style of the home. Mass and form can be manipulated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the architectural style of the building. Roof type,pitch and articulation should vary throughout the neighborhood. Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the sky or the background.To provide diversity and visual interest to the neighborhood and resulting street scene, a variety of building and roof forms are encouraged.When designing the massing,elevations,and roof form of each structure,the following is recommended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Vary building mass and roof Pules to minimize repetitious forms,flat planes, silhouettes and roof ridge heights. • Provide a mix of different roof forms including front to rear, side-to-side,gables,and hips. • Use a variety of roof pitch slopes within the project area,with roof pitch being authentic to the architectural style referenced in the building elevation. Variable Elevation Setbacks When authentic to an architectural style, variable facade setbacks should be provided. The second story shall not completely overlay the first story without the provision of a single story element or mass. To assist in varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical with terrain and split pad constraints. Homes rearing to Tassajara Road shall incorporate a horizontal or vertical massing break on the rear facade to prohibit a fully maximized building envelope along the publicly visible edge. Page 11 of 20 Two Story Houses To reduce the visual impact of a second story home's height;style appropriate elements shall be used.Please see the"Architectural Styles"section of this document for descriptions of specific elements for each style. If appropriate to the architectural style, portions of the second story shall be stepped back from the first floor facade, or shall incorporate elements (such as projecting balconies, livable areas projecting above a first floor porch,etc.)that create variation in the massing of the building. These variations may include stepping back the building mass,projecting balconies or dormers,etc. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. A significant single story element shall be used on at least one plan.These single story architectural elements include: • Interior living spaces that are a single story in height • Enclosed front patios • Single story garages with no building mass above it(on same front wall plane) • Single story front or wraparound porches • Cantilevered second story elements The quality of a neighborhood is enhanced by the inclusion of a house plan designed specifically for corner lots or an interior lot plan with the flexibility to include pop-outs,wraparound porches or other enhancements when plotted on corner lots. Corner homes should have a significant one-story element(livable area or porch)on the corner side to reduce the scale of the building along the street frontage. Garage Location and Design To create a visually pleasing neighborhood and limit the potential of a repetitive street scene,garages should be designed utilizing different design and placement techniques such as: • Vary garage placement on the lot amongst house plans. • Provide a collection of garage door appearances. • Incorporate garage treatments such as porte cocheres and trellises. • Recess doors a minimum of 12"behind the garage wall plane. • Limit driveway curb cuts to 16 feet wide. To the extent practical with split pad home designs,garage placement should be varied within the neighborhood, with garage location varying from floor plan to floor plan. Differing garage placements can be achieved by alternating front setbacks,incorporating different garage types,or providing a mixture of architectural elements that draw one's eye away from the garage. Except for on streets with steep slopes plans should be reversed and plotted so the garage and entry are adjacent to each other. Page 12 of 20 i The number of different garage placements within the project home plans is based upon the type of final unit plans designed. In instances where there are two split pad plans(one uphill and one downhill)with or without flat pad units of less than 20 units, two (2) different garage placements are required. If 20 or more flat pad units are incorporated into the project, three(3) different garage placements are required. Acceptable garage placements are: • Shallow Recessed - To reduce the mass of the garage, garages should be placed a minimum of 5 feet behind the living space facade. • Mid-Recessed- These garages are typically placed at or near the midpoint of the home. These garages shall be set a minimum of 10 feet behind from the living space fagade. • Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the front facade of the home.These garages may be detached or attached to the home. This configuration creates usable outdoor space. • 3-Car Tandem- If a three car garage is offered, the third car space should be in tandem to the standard two-car space to reduce the visual impact of a three car garage on the street. Different patterns and colors should be applied to garage doors to give a variety of design.The use of windows is encouraged. Incorporating other garage treatments is suggested to minimize the impact of garage doors along the street. Architectural elements can be incorporated in the facade design to minimize the appearance of the garage door and provide human-scaled elements along the street edge. Features that can be use to meet this include: • Trellis over a garage door to provide texture and facade relief. • Porte coheres to create a screened parking spaces and outdoor spaces. • Single car garage doors to provide additional articulation and light and shadow. ARCHITECTURAL TREATMENTS A minimum of three different floor plans with three elevations of varying architectural styles apiece should be provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and provide variety to the neighborhood,but the elevations and styles should not clash. Four-sided Architecture Treatments Four sided architectural treatments shall be applied to all the houses within the Project. This is especially important to the homes that are adjacent or visible to Tassajara Road. (Lots 1-9 and Lots 25-28) Architectural treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced features. Elements provided shall be authentic to the selected style. Second story and roof elements should be given special attention since these will be the most visible from the street. • Materials,colors,and building articulation shall be continued onto the side and rear elevations to match that of the front elevation. • All material and color changes shall occur at an inside corner or other logical transition point such as Page 13 of 20 chimneys,projections,or recesses. • To provide a diverse and attractive neighborhood character, the portion of the rear elevations of homes that back onto Tassajara Road(Lots 1-9 and 25-28)must include a variety of window treatments and roof projections,as well as a variety of hipped and gabled roofs and architectural detailing. • The rear facade shall be broken either horizontally or vertically at a minimum. • Decks and patios provided off of the side or rear elevation shall match in design and style to the front elevation. Creation of Form and Relief Recesses and Shadows Recesses, overhangs,and projections are important for creating visual interest of a building form by providing depth and mass by causing shadows and shade. Architectural Projections Projections on a buildings facade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows.If these projections are provided in an appropriate manner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Forms Step elevations horizontally and vertically.Where appropriate to the architectural style chosen,material changes should occur at these steps. Entry Statement The front entry to the home shall be designed as the focal point to the home.The entry should be easily recognized by pedestrians and visitors. Roof Considerations Roof Forms and materials Roof types and forms shall vary throughout the neighborhood and from plan to plan.Roof forms and characteristics shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, or a combination thereof, may be utilized.The use of dormers and similar elements are encouraged to provide interest. Dual Pitch roof forms such as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 year architectural grade. Roof Pitch A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms Page 14 of 20 should typically have a pitch between 3:12 and 8:12,depending on style. A single roof pitch should be used on opposite sides of a ridge. Rakes and Eaves Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking flimsy or weak. Roof detailing should not appear tacked on; rather it should be integrated with the structure of the roof. Stepped Roofs Given the split-pad arrangement of the project area,stepped roof forms are expected to occur on most or all of the houses in the project area. This stepping of the roof form should be seen by the designer as an opportunity to express the theme of the house and to provide visual relief and interest. Vertical steps in ridgelines should be substantial enough to create visual impact and to allow for adequate weatherproofing. Overhangs, Porches and Balconies If appropriate to the architectural style,moderate or extended overhangs,porches and balconies are encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living opportunities,create entry statements and provide elevation variety.Covered porches may differ in roof pitch than the primary structure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches should match in style and material to the selected Architectural Style of the home. Unit Entry Considerations Entry Statement The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: • Identifying and framing the front door • Expressing the architectural theme of the home • Acting as an interface between the public and private realms(a"semi-public"outdoor space) Placement and Visibility The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the streetscape. Page 15 of 20 Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Roof elements, porches, columns, although the door might be visible, architectural elements such as roof elements, covered porches, and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered by an overhead element. The entire door assembly should be built and designed as a single unit. This includes the framing,the molding,and windows. Materials/Colors Wood is the preferred material for entry doors,but metal entry doors can be used if the have the same character and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as well as recessed panels contribute to the overall character of the entry. The color of the door may match or contrast with the trine of the house,but must contrast substantially with the wall color. Use of Glass Incorporating glass into the door assembly, whether as panels within the door or side lights, expresses a sense of welcome and human scale(note that transom lights do not achieve the same effect.) The use of glass in the overall door assembly is encouraged. Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and for safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street address numbers should be lit at night. Windows Placement and Organization In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of room layout in determining the placement of windows. Window placement and organization should be used to contribute positively to the exterior architectural character of the home and should take into account views available from the individual lot on which the house is to be built. Attention should be paid to windows' relationship to one another and to the wall and roof planes,creating a composition with a sense of order. Although they do not necessarily need to be of a uniform size,shape or type,all windows within one elevation shall appear compatible,visually relating to and complimenting each other. Recessing is encouraged should be used on windows where possible and if authentic to the architectural style. Page 16 of 20 Balconies and Decks Provided they can be successfully integrated with the architectural style of the home, the inclusion of balconies and decks are encouraged. The inclusion of these elements can be used by designers to break up large wall planes and create visual interest while adding human scale to the building. They can also provide desirable outdoor living areas and elevated open space., qualities that will be especially desirable for the homes on the Nielsen Property and will have view potential. Balconies and decks may be covered,open,or some combination. They can project from the building or be recessed into the building's mass. Regardless of type, they shall appear to be an integral element of the building,rather than an afterthought. Any and all details of the balcony and deck, including roof, columns, eaves,soffits,and railing shall be consistent with the building style. Special attention should be paid to avoid plotting decks side by side on adjacent homes. Exterior Stairs Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private outdoor spaces. Such stairs should generally conform to the guidelines for balconies,above,to ensure that the stairs appear as an integral and stylistically compatible part of the structure. Railings One of the most visible elements of balconies, decks, and external stairs is the railing. Although extruded aluminum railings are not permitted, designers of homes for the Nielsen Property may employ a number of railing types including open wrought iron, wood rail,picket or solid.Glass or plexiglass can be used for railings in situations where the views would be reduced with a solid railing.The material and detailing chosen should be in keeping with the architectural style of the home. Posts,Columns and Arches Insubstantial posts or columns(i.e.metal pipe,wood of less than 6'in diameter,etc.)are not allowed. Columns may be clad in wood, masonry, stone or stucco and may be square,round or rectangular in shape. The width of the column should be appropriate to the material finish. Attention should be paid to both.base and capital detailing of the column. Arches related to posts or columns may be flat, round or segments of an arch, and may include a soffit, as appropriate to the style. Pergolas,Trellises and Patio Covers Builder provided pergolas,trellises,patio covers and other exterior structures should reflect the character,color and materials of the home served. Supports shall adhere to the guidelines for posts,columns and arches,above. Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof material. The pitch of the patio roof may be less than that of the home served. Sides of the structure shall not be enclosed except where a wall of the dwelling forms the enclosure. Awnings Canvas awnings of solid accent colors conforming to the color palette of the referenced style are permitted in moderation. Metal awnings are not acceptable. Non-fade high quality materials shall be used for all awnings. Provision for future maintenance of canvas awnings should be considered when contemplating their inclusion. Page 17 of 20 Gutters and Downspouts Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Alternatively, they may be finished with a false copper patina. Chimneys Chimneys,if used,can serve as major design elements and focal points within a building elevation.This element should be constructed with style-appropriate materials as described in the Architectural Styles section. Attention should be paid to the cap design,as well as any steps, curves or banding on the shaft and capital,as these will have a major visual impact when viewed against the sky or roof. Garage and Garage Doors Door Nlaterials and Face Design Door materials should be used to reflect the architectural style of the home.The garage door should not distract the eye on the street facade. Textured and raised panels should be used on metal, wood or fiberglass doors as it follows the architectural design. Windows within the door face is encouraged. The garage door colors should complement the color palate for the home without distracting from the elevation.Doors shall not include excessive decorations that distract from the elevation.All garage doors shall be the"roll-up" type. Recessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage door 6"-12"in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually de-emphasize the garage door. Accessory Structures Anv accessory structures shall be located per City of Dublin standards and site specific standards found in the Site Development section of this document. All such structures shall match in style of the primary residence or shall be screened from public view by landscaping. Prefabricated metal or vinyl sheds are not allowed. Materials High quality materials shall be used throughout the project. No exposed foundations will be allowed. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If wood, wood composition, board and batten or similar materials are applied, 6 inches from the adjacent grade will be provided. No foam materials without a solid casing may be used within 6'of grade. When not all elevations are provided in the architectural review package,non-illustrated elevations are expected to follow the colors and materials that illustrated on avproved elevations. Further Design Considerations Trash and recycling receptacles and air conditioners shall be screened from public view.Utility meters,jtmction boxes,and other mechanical and utility equipment should be screened from public view when pracical.Attention should be paid to the placement of these items in side yards to ensure that pedestrian access in emergency situations is not compromised. They may be located in rear yards so long as negative impacts on yard use and layout are minimized. At a minimum a clear path of 3' on one side of the house shall be maintained at all times. Antennae shall be located in the interior of the residence. Exterior compact satellite dishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. Page 18 of 20 7. Preliminary Landscaping Plan The Preliminary Landscape Plan is shown below and is also included as Sheet PD2-2 in the Project Plan Set, dated received April 9, 2010, on file at the Community Development Department. LEGEND � ) L r ALLIS / A \L.._.._....._..�_ / II CNIWYTAEE RANCH ROAD BfI.VRRd RANCH DRIY6 SILVERA RANCH (PFEIFFER RANCH) O '�'TMU MEDIUM DENSITY RESIDENTIAL DMURSAIrMMAN S i � i 1 GnA.44WVD1wWHt �--- j xvOAasssO � � I I DWiMICFD MYMO F I _- i •.....„...."'” ? ' �- — _______ IAhDS(StPP.EAS�AT(L$E) ! I I .._......... H AETAMMG WALL sgRaT Y NOTE: gee Lmdmpc Gadd—for wgpdW p1W vecin and mn. U O U O z0 I I _..... LIN Aryxilic plAmugplm wi0 be !I RRA derdopodatlw aim Dwclopmmt j r Rorie«stwc J l='1 j 11 z Z I 9i I -J QUARRY LANE SCHOOL (ARAM MEDIUM DENSITY RESIDENTIAL/RRA 8. Other information a. Inclusionary Zoning regulations: The specifics of compliance with this ordinance will be determined through an Inclusionary Housing Agreement with the City of Dublin. If the City determines that inclusionary housing is not appropriate on this site, the developer will have the opportunity to pay in lieu fees for the entire requirement. The Stage 2 Development Plan allows an option for two lots (Lots 15 and 20) to be duplexes if the developer chooses to build the affordable units. If the developer pays the in-lieu fee for the entire development, the duplex units will not be constructed on the site. Section 5. RELATION TO PRIOR ORDINANCE. This ordinance supersedes Ord. 15-02 as to the Nielsen Property site only. Page 19 of 20 Section 6. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district (R-1 Single Family Residential Zoning District) except as provided in the Stage 2 Development Plan. Section 7. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this 'stday of June 2010 by the following vote: AYES: Councilmembers Biddle, Hart, Hildenbrand, Scholz, and Mayor Sbranti NOES: None ABSENT: None ABSTAIN: None Mayor ATTEST: ti City Clerk Ord No 11-10,Adopted 6-1-10, Item 4.3 Page 20 of 20 RESOLUTION NO. 14-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR MINOR AMENDMENTS TO THE DEVELOPMENT STANDARDS, PLANNED DEVELOPMENT EXHIBITS, LANDSCAPE AND OPEN SPACE GUIDELINES, AND ARCHITECTURAL CRITERIA FOR THE NIELSEN PROJECT PLANNED DEVELOPMENT ZONING DISTRICT (PA 07-057) PLPA-2014-00013 WHEREAS, the Applicant, Scott Roylance of William Lyon Homes, is requesting approval of Site Development Review and an amendment to the Planned Development Zoning District Stage 2 Development Plan for the construction of 36 single-family homes on an approximately 10.9 acre site. Vesting Tentative Map 7950, which established the subdivision of the site into residential lots, was approved by the Planning Commission in 2010. The current project application is to approve the architectural design of the neighborhood and minor modifications to the Stage 1/2 Development Plan; and WHEREAS, Section 8.32.080 of the City of Dublin Zoning Ordinance, Planned Development Zoning District, states that the Planning Commission, by means of a Conditional Use Permit, may approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance for the site; and WHEREAS, the project site is located north of Quarry Lane School and south of Silvera Ranch on the east side of Tassajara Road; and WHEREAS, the project site is currently occupied by a single-family home and a ranch; and WHEREAS, in 2010, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment to designate the property for single-family residential uses; and WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in 1993 via Resolution No. 51-93. The General Plan Amend ment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent act i ons related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, the City i adapted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area; and WHEREAS, a Draft Supplemental EIR (SEIR) (SCH # 2008052117) was prepared for the n Nielsen Residential Project to assess the potential for the project to cause o r contribute to significant impacts beyond those identified in the 1993 EIR. The SEIR was certified by the Dublin City Council via Resolution 74-10 on May 18, 2010. The Nielsen Property SEIR was prepared in accordance with the California Environmental Quality Act (CEQA) based upon previous CEQA review of the Eastern Dublin EIR; and ATTACHMENT 2 WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Nielsen Residential Project, including the Site Development Review application and the proposed Conditional Use Permit for the Stage 1/2 Development Plan amendments, for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Nielsen Residential Project, including the Site Development Review application and the proposed Conditional Use Permit for the Stage 1/2 Development Plan amendments, on June 10, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: the proposed amendments to the Stage 1/2 Development Plan will not substantially alter the character of the Planned Development Zoning District as the overall subdivision layout has been determined to be in conformance with Vesting Tentative Map 7950 by the City Engineer and the modifications to the development standards are minor in scope and substance. B. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development potential of the project area beyond that which is already approved and those standards that are proposed to be modified are being changed to enable a superior design and subdivision layout. C. It will not be injurious to property or improvements in the neighborhood in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved and those standards that are proposed to be modified are being changed to enable a superior design and subdivision layout. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved and all utilities are going to be able to be provided in a satisfactory manner. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: the proposed amendments to the Stage 1/2 2of3 Development Plan to not increase the development intensity of the project area beyond that which is already approved. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: the proposed amendments to the Stage 1/2 Development Plan to not increase the development intensity of the project area beyond that which is already approved. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the site is designated as Single-Family Residential in the General Plan and Eastern Dublin Specific Plan; and 2) the proposed amendments to the Stage 1/2 Development Plan will not impact General Plan or Eastern Dublin Specific Plan consistency. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit to amend the Stage 1/2 Development Plan for the Nielsen Residential Project Planned Development Zoning District (PA 07-057) as follows: Exhibit A to this Resolution contains an amended Residential Design Standards Table, amended Typical Lotting Pattern, and amended PD exhibits numbered PD2-1 through PD2- 4, which are incorporated herein by reference, and which supersedes the Residential Design Standards Table and amended Typical Lotting Pattern contained in City Council Ordinance 10-21. Exhibit B to this Resolution contains an amended Landscape and Open Space Guidelines section, which is incorporated herein by reference, and which supersedes the Landscape and Open Space Guidelines contained in City Council Ordinance 10-21. Exhibit C to this Resolution contains an amended Architectural Criteria, Guidelines, and Styles section, which is incorporated herein by reference, and which supersedes the Architectural Criteria, Guidelines, and Styles contained in City Council Ordinance 10-21. PASSED, APPROVED AND ADOPTED this 10th day of June 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA#120131PLPA-2013-00067 California Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx 3 of 3 N z W jjj o a W Q a r ''J m W W H a _ o W o W � M-1 �W €�I 0 a� ~ � M vi 00 O Fii O E � x � Q � a•� o N C/2 O O ~ U C� � O A a� � h a a coo (U cz W to cl 00 ° Q Q N o j i to cd., U � x w � w Q z� o &„ E� W 2 w o N CAP WO WW V) zaA Q U U U A Q cn �o w H � o � aw I� o L7 A W o � � ¢ w U A w ------------------------------------r---------------------------------------------------------- ------ ------ I ' 0 I � M I � a I N I " I m I m N I I N I U I n N N a^ N a 6 K N 4.5' lo 4.5' N N 36.0' . 45.0 i I , I m N N 1 I ' � N I (� 'OS•6d I I 1 I p II I 8.0 ,18.0' N I ' r l I N I 36.0' Q I ' � t 45.0' I I I I II 4.5' m I i I I I _______ h pq I � ir VArd v Lams a q a O N QryO. 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BASIC DESIGN PRINCIPLES • Continue the character and plant palette of adjacent properties along Tassajara Road. • The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of the entry monuments and landscaping will foretell the image for the rest of the neighborhood. • The streetscape design for the Nielsen Property will provide a visual thread to tie the neighborhood together. Narrow streets, sidewalks, and canopy trees will provide a friendly and rural neighborhood character for the project. • The open space areas within the project will provide a smooth transition between the Nielsen Property development and its surrounding properties. Plantings and hydro-seeding on slopes that are graded will be used throughout the project. The neighborhood fencing and wall systems will be designed to blend with the project's theme, not be visually intrusive and will enhance the overall character of the project. • Management and maintenance of the open space and HOA common areas will be an integral component of the landscape system. r i PROJECT ENTRY AND STREETSCAPES ENTRY The entry to the Nielsen Property will provide a distinct character for the neighborhood. The design of the entry monuments and landscaping will foretell the theme for the rest of the project. • The entry will have six foot wide parkways on either side. Canopy trees will be placed in the parkways • Entry Columns designed to establish a first impression and complement the community walls within the Nielsen Property will be installed at the entrance of the Project Area. • Five-foot wide sidewalks will be provided on both sides of the street. • To the north west of the entry are the Silvera Ranch Water Quality basin and a small landscape parcel. The small landscape parcel will be landscaped accordingly to enhance the entry area. A 6 foot tall community wall shall be placed along the southern boundary to provide definition of the area and privacy to the adjacent lot. To the east of the entry is a landscape area contained in Lot 10. This area will allow for additional plantings to be provided at the entry and screen the adjacent lot. • Plant species will be selected to provide a clear definition of the entrance to the Nielsen Property and will provide visual interest to the entry. • Refer to the plant palette for suggested plant species and required plant sizes. b, p N Q�4 - G P 9 5 6' 14.0' 14.0' 6' 5' Sw LAND- TRAVEL LANE TRAVEL LANE LAND- S/W SCAPE SCAPE 50.0' ROW ROW i TASSAJARA ROAD Tassajara Road, a main arterial in the City of Dublin, has multiple residential projects lining it. The Nielsen Property will follow the ultimate Tassajara Road plan line established by the City of Dublin. The landscape character will blend with the surrounding properties. A 12 foot wide landscape and sidewalk area between the curb and the right-of- way will be included. • An 18 foot landscape easement behind the right-of-way will be provided. This area will allow the sidewalk and planting areas to meander. Retaining walls are allowed within this 18 foot landscape easement. • A six-foot wide sidewalk may meander through the the area between 6 and 14 feet from the face of curb and must be 4 feet from a retaining wall if needed. • The frontage of the Nielsen Property is designed to take up grade to reflect the existing terrain, and therefore could potentially have multiple walls. These walls, regardless of retaining or freestanding,will be designed in a consistent style that matches the theme and design established for the project. • There will be lush landscaping planted between the retaining walls, as well as in front of the walls, and shall be designed to reflect the character of the project. Shrubs and low plantings will contribute to the overall landscape design. Where the space is large enough between the walls,trees will be planted. • Half community retaining wall/half view fences will be provided along the property line of the lots that back onto Tassajara Road. If sound attenuation is required six foot tall community walls will be provided. • Refer to the plant palette for suggested plant species and required sizes. v� WA= ... nmmrrAOmxm ru"MVAM >� ]LW&, aAY6 TAAVPL 1e.W1AN 19AVN1. ]tAY&. 'MY®. erm IAIWICAea84�1r IAIL Id16 IAN! IAIW N116 LVOt I.ASID IANA » ALX IATIDAC1IDY18'BA�1r rAS[l1AYNBW FC aNRAUroYYP.VVO>BA AON' IIIY rAmAY9ae' -IX YMSRE Y]f8AWr W WAY WIILMMMIWQ d W MNUL W n01W2YM0= j YaIYA9AIAlAYNLaIa➢LYWH> COWaLCIIONOrhID ..w I I NEIGHBORHOOD STREETS Street A and Street B are the Neighborhood Streets within the Nielsen Property. They are designed to be narrow to enhance the rural neighborhood character and encourage slow vehicle speeds to create a livable and safe pedestrian environment. • A 4.5 foot monolithic sidewalk will be provided on both sides of Street A and Street B when there are houses fronting on both sides of the street.Where houses only abut one side of the street, a 4.5 foot monolithic sidewalk will be provided on that side of the street. • One street tree shall be provided in the front of each lot within the landscape easement. The street tree species will be the same canopy tree throughout the project. • Two street trees are required in each side yard landscape easement along the side street of corner lots. These trees shall be the same species as the trees along the front of the lots. • Where lots front onto Street A and Street B, an 8 foot landscape easement is provided from the back of walk. This 8 foot landscape easement allows for the maintenance of the street tree by the HOA. Where lots have side yards that abut Street A or Street B, a 5 foot landscape easement will be provided. A 5 foot or 8 foot public service easement will overlap the landscape easement. • Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of trees. • Where side yards abut Street B, a minimum of 5 feet flat area is required between the back of sidewalk and the yard fence. Refer to the plant palette for suggested plant species and required sizes. OPEN SPACE i 4.5' 8.0' 10.0' 11' 0.5' SW PARKING TRAVEL TRAVEL CURE LANE LANE LANE 94' ROW ROW • 4.5' 8.0' 1 10.0' 1 10.0' 1 8.0' 4.5' SW PARKM TRAVEL TRAVEL PARSING 8W LANH LANE LANE LANE 45' ROW ROW r 1- 5' 4.5' sw F ,d rubvese,N;ce Fmer=t nil 5' 1 45' SW Easama! PudicServia Emma i Fence may be located —� T in M where lots aye down slope 8om walkway 5' 1 4S' t,ad SW Fa/ Publics SWAM Fasama i i OPEN SPACE AREAS The open space areas include the area along the east side of Street B (Parcel A); the east side of Street A and the area above Tassajara Road (Parcel B), and the Parcel containing the cell tower (Parcel C) Open Space areas will retain existing grades where practical. • Peripheral hillside areas that are graded shall be hydro seeded with native and other drought tolerant grasses and wildflowers. Typically, areas closer to the neighborhood streets and Tassajara Road shall be planted with groundcover, shrubs and trees; in cases where the entire area behind the curb is natural looking,no ornamental planting would be required. • Open Space areas will transition to the surrounding properties to provide a harmonious character for the area through the use of grading and plant material. • The Nielsen Property will adhere to the wildfire management plan on areas that abut to certain Open Space areas. WATER QUALITY ELEMENT The current proposal allows the first flush water from the Nielsen Property to be treated in the Silvera Ranch water quality basin. Other flows from the Project and Silvera Ranch would then bypass the basin and be treated by a separator unit before connecting to the City's storm drain system. If it is determined a separate water quality system is needed for the Project, a new water quality basin will be located at the site of Lot 1, at the northwest corner of the property. • Appropriate landscaping will be integrated to enhance the project entry. • Refer to the plant palette for suggested plant species and required sizes. • If retaining walls are needed for the water quality element and are within public view,they will be attractive and support the theme of the project. FENCING AND WALLS The fencing and walls throughout the Nielsen Property will define entries and properties, provide security, and shall be aesthetically pleasing. Fencing should not visually dominate the neighborhood, especially on hillsides. All wall and fencing designs will be finalized at Site Development Review. As long as these designs are consistent with the following guidelines, the Community Development Director can make discretionary approval of any future refinements. Refer to the Conceptual Wall and Fence Plan for the locations of wall and fencing types. COMMUNITY WALL Location: The Community Wall is used to define and set the character at significant locations within the Project. The Community Wall is used along portions of Tassajara Road, certain other project boundaries, as well as at the project entry. The Community Wall takes many forms in that it may be retaining or free standing and the height varies. Regardless, these different wall forms shall match in design appearance, materials, and color. Overall Design: • Wall will be of a high quality and good design. • Wall will be of precast or masonry. • Columns should be provided at approximately 26 feet on center as is structurally appropriate. • The wall and columns will have an ornamental cap. • Columns should be located at the toe of slope or at retaining wall locations where grade changes occur between lots. Column and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation between columns. • Where no grade changes occur,columns will be placed at property lines. • Columns will be placed at the terminus and at major directional changes in the wall. Overall Style: Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer,or equivalent. Overall Color: The color of the walls and columns will be light earth tones. Retaining Wall Condition Location: Along Tassajara Road and at the project entry. Design: • Retaining walls should not exceed nominally 6 feet in height. However,as noted previously, column and wall heights may increase as necessary at grade changes to maintain a constant top of wall elevation between columns, as approved by the Planning Commission. • If more than one wall is utilized, a minimum of 5 feet of planter area between walls will be provided. (Example on Page 10) Freestanding Condition Location: In cases where no retention is needed, along portions of Tassajara Road for aesthetic or sound attenuation needs, or along the boundaries of the project entry, a free standing wall will be placed to continue the appearance of a continuous wall and/or provide enclosure. Design: • Wall will be 6 feet tall. Community WaillView Fence Condition Location: Where lots back onto Tassajara Road and lots abut the Silvera Ranch Project. This design allows for providing views from the homes into the Valley and limits the sense of a walled community. Design: • Utilize the Community Wall/View Fence;however, the wall portion shall match the design and appearance of the Community Wall used in other conditions in this section, and the view fence portion shall match the design and appearance of the View Fence used in other conditions in this section. • This wall may be free standing or be retaining. The "wall" portion of this element may vary,but will be a minimum of 4 feet in height. • The total wall/fence height is 6 feet,unless retaining is incorporated into the wall segment and /or the height grows to maintain a constant top of wall/fence elevation between columns or posts.If the wall is retaining the view fence should be a minimum of 4' tall. Overall Shjle: • Dynamic Precast Layered Stone, other precast or masonry unit with cast stone veneer,or equivalent. • Wrought Iron Color: • Masonry:Light earth tones. • View Fence: Black. ENTRY PILASTERS Location: There will be entry pilasters at the entrance to the Nielsen Property along Street A. Design: The entry pilasters will match the Community Wall in design and materials. • The entry pilasters will be 8 feet tall. • An ornamental cap will be used. • Project signage may be incorporated into the pilasters. Color: • The entry pilasters will match the Community Wall's color. WATER QUALITY FEATURE WALLS Location: Retaining walls that may be contained within the water quality feature. Design: • The wall(s)will be a maximum of 6 feet high. • Standard Retaining Wall or equal may be used. • If there are multiple walls, there will be a minimum of 3 feet between them for landscaping. RETAINING WALLS ENHANCED RETAINING WALL Location: The Enhanced Retaining Wall is used within front and side yard areas of lots and within common HOA open space areas that are located along the streets such as on the east side of Street A and Street B and are publically visible. Design: • 6 foot tall maximum in open space areas and 4 foot tall maximum in lots. • An ornamental cap shall be provided. • A minimum of 5 feet will be provided between enhanced retaining walls to allow for landscaping in open space areas and 3 feet within lots. Style: • Will match in style and design to the Community Wall. Color: • The color of the walls will match the Community Wall. STANDARD RETAINING WALL Location: The Standard Retaining Wall will be used when walls are not visible to the public, such as when retaining walls are required to address grade change differences on individual lots outside of the front yard. Design • 4 foot height maximum. • A minimum of 3 feet will be provided between retaining walls if more than one wall is used. Style: • Dynamic Precast Block Pattern wall,masonry unit,or equivalent. Color: • The color of the walls will complement other walls used in the Project. RETAINING WALL PLACEMENT CRITERIA FRONT YARD • Front yard retaining walls shall be placed at or behind the Landscape Easement and Public Service Easement. • Front yard retaining walls shall be placed a minimum of 3 feet off of the house. • The front yard retaining walls should be a maximum of 2 feet high. 7 3'MW �Clow 'ghbaFa= I 1 4'Mzc Si&Yad 1 Wall 1 1 1 1 � 1 1 I � 1 XJ 1 I 5'PSE l 1 1 S' 1 Front yard onlenced mWnm8 wall REAR AND SIDE YARDS • Side and rear yard retaining walls that are 2 feet or less in height shall be located on the property line. • Side and rear yard retaining walls that are greater than 2 feet shall be placed a minimum of 3 feet off of the property line and allow for a maximum 2:1 slope from the property line to the wall. • Where there are two or more walls, the walls shall be placed at a minimum of 3 feet apart for landscaping between the walls. • When rear or side yard walls are 4' and greater and have a large slope behind them,an access staricase shall be provided. Farce Fer=onProperty Line S& 27 Side Side 211 S Yazd Yazd 2'MazcReMvung Wall WaIl 5 5 5' 3' 3' Ivfin Mm Afu► Mut Mm i i Fence Landscape Slope Area Step(ryp) Retuning Wall Beyond Side Yard GOOD NEIGHBOR FENCE Location: The good neighbor fence occurs between lots, on property lines, and on side yards of corner lots where privacy is desired. Design: • A minimum of 5 feet should be provided behind the front facade before this wall occurs. • The fence will be a total of 8 feet tall and constructed of vertical boards. • The fence may be enhanced at the top with 2 feet of framed wood lattice or a similar design capable of admitting not less than 50% light. Solid inserts including plexiglass are not permitted. • Wood posts will be a maximum of 8 feet on center. Good Neighbor Fence Good Neighbor Fence With 24"Open Panel i Q U L'r N W s. O z b O O p p p p • On corner lots, the neighborhood fence shall overlap a maximum of 25% of the side house length.View fences may be added to extend the fenced area along the side of the home,but can extend no closer than 5' from the front facade. 1 1/4XMAX X Where layout of house on comer lot creates a large sideyard side maybe endosedwitha viewfence. oo � I. 1 1 /4XMAX LATTICE FENCE X VIEW FENCE Location: View fences may be used where views are desired to be preserved and to limit the impact of solid fencing on visible hillside areas, on rear and side property lines of lots, and where lots back onto open space or school uses. The majority of the side yard View Fences will end where the house "begins"—at this point, the Good Neighbor Fence may occur. Design: • The View Fence will be an ornamental metal fence. • 6 feet tall. • Posts will be 8 feet on center and pickets will be spaced at a 4 inches maximum. Color: • Matte black Overall Style: • Wrought Iron w U W W i i HERITAGE TREE There is one tree on the Nielsen Property that is a Heritage Tree as defined by the City of Dublin Municipal Code.This tree is a Cork Oak(Quercus suber).Three trees of the same species or a different oak species will be planted as mitigation of the removal of the Cork Oak tree. The replacement trees will be planted in either the landscape parcels,the open space parcel, or along Tassajara Road. The replacement trees will be a minimum of 36" box size. LIGHTING The City of Dublin standard Cobra light fixtures and posts will be used, as well as the city standards for placement and design of the street lighting. UTILITIES • Above ground joint trench utility boxes should be kept away from the entry, primary views and intersections as practical. Where the utility boxes occur, they should be located behind the walk and in the landscape parcels to minimize their appearance from the street. • Utility boxes will be screened with landscaping as allowed by the utility companies. • Underground facilities should be used where practical. • Where above ground utility boxes, lights, hydrants, and other related items are placed and require a retaining wall to fit along a sloping street, the wall style will be the Enhanced Retaining Wall style described earlier. • Utilities should be grouped and combined with yard retaining walls to avoid multiple retaining walls and to limit clutter. • Air conditioning units are not permitted in front yards and should maintain a minimum 36" clear passage. i I i ,l b PUBLICALLY VISIBLE LOTS Because of the hillside nature of the existing land, the Nielsen Property site plan has been designed to account for the grade. To allow for the optimal use of the land, as well as work with split pad home designs, the slope below the unit has been included into the lot in some cases. To ensure that these visible down sloping lots (Lots 10-16) are permanently and attractively landscaped and maintained,the following guidelines shall apply: • The back and/or side yards comprising the down sloping lot will be landscaped and automatically irrigated prior to receiving a permit of occupancy. • If the homeowner wishes to change their down sloping yard landscaping, they must follow these guidelines,the SDR,approved landscape plans,as well as any additional guidelines laid out by the CC&R's of the neighborhood. • Refer to the Site Development Criteria for where accessory structures may not be built on the lots. • The CC&R's of the neighborhood will be written to allow the HOA the ability to maintain the publically visible down sloping yard areas if they are not maintained correctly and become unsightly or a hazard. The homeowner will be charged for this work by the HOA. MAINTENANCE RESPONSIBILITIES Four entities will have responsibilities for the maintenance of the landscape within the Nielsen Property Development: 1. The City of Dublin 2. The Homeowners Association(HOA) 3. The individual homeowner The City is responsible for the maintanance of all streets as well as the sidewalk within the right of way on Tassajara Road. i The HOA is responsible for the Tassajara Road landscaping elements, entry feature landscaping within the parkways, the median and the entry features, all project interior sidewalks, open space areas including communication facilities lands, and a water quality feature if provided on site. The HOA is responsible for the maintenance and replacement of the street trees within the 5-8 foot Landscape Easement. The HOA is responsible for any walls and fences that are within their parcels. HOA may also maintain the hillside slope, landscape, and irrigation of Lots 10-16 if the homeowner does not adequately maintain these areas. Any maintenance required that is not related to landscape maintenance on the properties containing the communication facilities shall be maintained by HN Enterprises or future owner. The individual homeowner is responsible for maintaining all landscaping and irrigation on their property including all fences and walls. Private driveways will be owned and maintained by the individual homeowners with a shared access easement. If a street tree is removed due to disease it must be replaced in a timely manner. This street tree shall be of the same species as the existing street trees and of the same size as approved in the approved landscape plans. The street tree will be located in the same position as originally planted. Refer to the Open Space Ownership and Maintenance Map for further detail. SUGGESTED PLANT PALETTE Plant material should be selected with the character of the site in mind. This plant palette is provided as a suggestion and can be updated at the time of the Site Development Review to fit with the proposed theme and character of the property. Drought tolerant plants should be used when possible.Trees and plants that are tolerant of reclaimed water should be utilized if reclaimed water is used. OPEN SPACE TREES Minimum 24"box 30% of all trees on the site must be a 36"box or larger. Botanical Name Common Name Acer macrophyllum Bigleaf Maple D Aesculus californica California Buckeye Platanus racemosa'multi trunk' California Sycamore D Quercus agrifolia Coast Live Oak D Quercus kelloggi California Black Oak D Quercus lobata Valley Oak i D Quercus suber Cork Oak Umberllularia californica California Bay STREET TREES Minimum 24"box 30% of all trees on the site must be a 36"box or larger. Per the City's Streetscape Master Plan, species to be planted along Tassajara Road are noted below. Botanical Name Common Name Acer buergeranum Trident Maple Acer rubrum Armstrong Maple •Celtis sinensis Chinese Hackberry •Celtis occidentalis Western Hackberry Fraxinus oxycarpa'Raywood' Raywood Ash D Koelreuteria paniculata Goldenrain Tree Laurus nobilis'Saratoga Grecian Laurel Liquidambar s.Rotundaloba American Sweet Gum Tassajara Street Tree D Pistachia chinensis Chinese Pistache Platanus racemosa'multi trunk' California Sycamore Pyrus calleryanna'Aristocrat' Flowering Pear Tassajara Street Tree Pyrus kawakamii Evergreen Pear D Quercus agrifolia Coast Live Oak Tassajara Street Tree Ulnus parvifolia Chinese Elm i ACCENT TREES Minimum 24"box 30% of all trees on the site must be a 36"box or larger. Botanical Name Common Name Cercis occidentialis Western Redbud Citrus Citrus Lagerstroemia indica Crape Myrtle Melaluca linariifolia Flaxleaf paperbark D Olea europaea Fruitless Olive Tree Pyrus calleryana Ornamental Pear Pyrus cerasifera Flowering Plum Sapium sebiferum Chinese tallow tree OPEN SPACE SHRUBS Minimum 5 gallon Botanical Name Common Name •Arctostaphylos species Manzanita •Ceanothus species California Lilac *Clarkia bottae Snowy Clarkia *Deschampia c.holciformis Dwarf Hairgrass *Eschscholzia californica California Poppy D Heteromeles arbutifolia Toyon Lepechinia calycina Pitcher Sage *Lupinus n.vr.Nanus Sky Lupine *Melica californica California Onion Grass Mimulus longiflorus Monkey Flower *Nasella pulchra Purple Needle Grass *Nasella cerbna Nooding Needle Grass D Rhamnus california Coffeeberry Rhamnus crocea Buckthorn Rosa California California Wild Rose D*Salvia leucophylla Purple Sage Sambucus Mexicana Blue Elderberry Symphoricarpus albus Snowberry Native grass seed mix *Denotes a native species.Additional native species may be included as approved by the Planning Commision during the SDR. D Suggested drought tolerant species are denoted by a small D. SHRUBS Minimum 5 gallon Botanical Name Common Name Abutilon x'Moned' Red Flowering Maple Agapanthus africanus Liy of the Nile D*Arctostaphylos species Manzanita Aucuba japonica'Variegata' Gold Dust Plant *Berberis species Japanese Barberry Buxus microphylla var.japoni Japanese Boxwood Camellia japonica Camellia D*Ceanothus species California Lilac D Cercis Occidentalis Western Redbud D*CistUS species Rockrose D*Coprosma repens Mirror Plant Coreopsis spp. Coreopsis *Correa pulchea Australian Fuchsia Dietes bicolor Fortnight Lily D*Echium fastuosum Pride of Madeira Euonymus fortunei Euonymus *Erigonum fasciculatum California Buckwheat Escallonia Escallonia Fejoa sellowiana Pineapple Guava Hemerocallis hybrids Daylily D Heteromeles arbutifolia Toyon Heuchera maxima Coral Bells Hibiscus syriacus Rose of Sharon Iris douglasiona Pacific Coast Iris Kniphofia uvaria Red Hot Poker •Lagerstroemeria hybrids Dwarf Crape Myrtle •Lavandula angustifolia Lavender •*Lantana camara Lantana Limomium perezil Statice D*Mahonia species Mahonia Myrica californica Wax Myrtle Nandina domestica Heavenly Bamboo Nasella pulchra Purple Needle Grass Pelargonium pelatum Ivy Geranium Penstemon species Penstemon Phormium tenax New Zealand Flax D Prunus caroliniana Carolina Laurel Cherry D Prunus ilicifolia Holly Leaf Cherry D Prunus lyonii Catalina Cherry D Rhamanus california Coffeeberry Rhaphiolepsis indica Indian Hawthorn *Ribes species Current D Rosa california California Rose •*Rosa species Rose •*Rosmarinus species Rosemary •*Salvia species Sage Santolina chamaecyparissus Lavender Cotton *Symphoricarpos species Snowberry Tulbahjia violacea Society Garlic Viburnum tinus Viburnum Verbena species Verbena *Denotes a native species.Additional native species may be included as approved by the Planning Commision during the SDR. D Suggested drought tolerant species are denoted by a small D. GROUND COVERS AND VINES* Minimum 1 gallon ground covers (must achieve 100% coverage within 3 years) Minimum 5 gallon for vines Botanical Name Common Name D Acacia redolens Acacia D Achillea species Yarrow D Coprosma kirkii Co p rosma D*Cotoneaster horizontalis Rock Cotoneaster D*Cotoneaster s.'repens' Willowleaf Cotoneaster Festuca longifolia Hard Fescue Erigeron karvinkianus Santa Barbara Daisy Festuca californica California Fescue Festuca ruba creeping Red Fescue Helianthemum nummularium Sunrose D*Hypericum calycinum St.John's Wort Jasminum species Jasmine *Juniperus species Juniper D*Lantana species Lantana *Mahonia Repens Creeping Mahonia D Myoporum parvifolium prostrate Myoporum Oenothera speciosa childsii Mexican Evening Primrose Osteospermum fruticosum African Daisy •Rosa'Carpet Rose' Carpet Rose •*Rosa Rugosa Japanese Rose •*Rosmarinus officinalis Rosemary Solanum jasminoides Potato Vine Trachelospermum asiaticum Asiatic Jasmine *Trachelospermum jaminoides Star Jasmine *Vinca major Periwinkle Wisteria species Wisteria *Suggested erosion controlling plants for down sloping lots are denoted by an asterisk. D Suggested drought tolerant species are denoted by a small D. i D JUN 0 2 2014 DUBLIN PLANNING NIEILSEN PROPERTY Architectural Criteria, Guidelines, and Styles EXHIBIT C TO ATTACHMENT 2 ' Nielsen Property•Apri12014 CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Nielsen Property. The Guidelines ensure attractive design and high quality construction for the project will be done. The Criteria and Guidelines are not designed to be overly restrictive or limiting,but instead to foster a livable environment that is enjoyable and interesting. BASIC PRINCIPLES Regardless of the architectural style, a home's design is comprised of many components including building mass and articulation, roof form, fagade design, living areas and garages, and detailed architectural elements. These components, when designed appropriately, provide a unified yet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing authentic architectural styles and elements. Roof forms, materials and building massing shall be used to establish a recognizable style. In addition, detail elements may be used to enhance the character of a style. The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity of each style. NEIGHBORHOOD DESIGN General Design Parameters Given the topographic variation within the project area and the premium location of the site, the Nielsen Property is expected to be developed with semi-custom homes. Semi-custom homes would be production floor plans with provision made for customized placement or addition of windows, porches, balconies, and other architectural elements to respond to specific site situations, including topography and views. Semi-custom homes shall conform to design requirements outlined below. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape within the neighborhood. In addition to home massing and design and garage placement, this can be achieved by home placement and orientation. Page 2 •Architectural Design Guidelines ` Nielsen Property•Apri12014 The entry and detailing of the front facade should be the primary emphasis of the front elevation, rather than the garage. Elements such as porches, trellises, living spaces or courtyards should project forward of the garage.Entries of primary units should be visible from the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different floor plans. Each floor plan shall be designed and built with roof and elevation treatments representing a minimum of three different, architectural styles. Three color schemes are required per elevation. Corner Lot Homes A different elevation should be created for corner lot homes, or an interior lot plan can be enhanced with additional architectural elements, details, or materials on the corner side of the house that match those on the front elevation. Elements to consider on corner lot homes include: • Entries placed on the side/corner elevation. • A porch or projecting side gable that wraps the front and side of the house. • Broad range of roof forms,and the use of dormers if appropriate to the style. • Varied building massing. • Enhanced detailing and materials. • The building wall adjacent to the exterior side yard is as short as practical. Interior Conditions Interior Lots should aim to have articulation so the side and rear yards do not have a canyon affect. Box houses are not acceptable. In order to not create these situations the following solutions are provided but are not meant to be limited to these solutions: • Recess the second story in the rear of the building • Provide plans that use articulation and do not utilize the entire lot setbacks in width and depth. SLOPE CONSIDERATIONS Grading Sloped Conditions The Nielsen Property should be designed to respond to the opportunities offered by the sloping topography. Due to this, the lots should be stepped as a series of terraces rather than grading a large Page 3 *Architectural Design Guidelines Nielsen Property•April 2014 flat area.The existing landform should be followed when possible with grading to step up or down the slope. Walls.or slopes may be used to take up slope within the development. Plotting on Cross Slope Conditions On street slopes greater than 4% the garage shall be plotted on the high side of the lot. Buildings should be designed to take advantage of sloped conditions and maximize the views. Rear Yard Slope Conditions When buildings have rear yards sloping uphill, rear elevations on the second story should be stepped back to open up the rear yard and avoid a "canyon-like' effect. On downhill sloping yards, rear elevations should be stepped back to be more visually appealing from off-site. Refer to other sections herein for additional direction. SECONDARY DWELLING UNITS Second dwelling units are permitted and must be an integral and complimentary part of the main unit. Regardless of location, the secondary unit shall match the style and appearance of the primary unit. The design of the secondary dwelling unit shall follow the City's Zoning Ordinance with the following requirements and exceptions: • Allowed on lots of 5,000 square feet or greater. • Sized at a minimum of 275 square feet and a maximum of 1,000 square feet. The second unit shall not exceed 35% of the total floor area of the primary single family residence. • Only one second dwelling unit permitted per lot. • One additional off-street parking space will be required; tandem or uncovered spaces permitted. • The secondary unit shall be incorporated as an integral and seamless component of the primary unit and/or the primary unit's garage,if a detached garage is provided. DUPLEX UNITS Duplex dwelling units are permitted within the project area if utilized towards fulfilling the project's Inclusionary Housing requirement. In the design of duplex units for the Nielsen Property, attention shall be paid to the following: • Duplex units shall be designed to match the single-family residential site development standards,architectural criteria,and styles for the project area. Exceptions include the ability for Page 4 •Architectural Design Guidelines Nielsen Property• April 2014 zero setbacks at attached building side, yard area (250 sq. ft. minimum with a 10' minimum dimension,and lot size and coverage to be determined at Site Development Review. ) • Duplex units shall be designed to appear as one cohesive structure (i.e.: architectural styling shall be consistent for the entire building). • Duplex units are encouraged to be sited on corner lots, with a goal of giving each unit more street frontage. • To facilitate a sense of distinction and ownership,entries should be separated from one another. Entries sharing one path from the street are not permitted. • To the extent feasible, entries to garages should be separate and should be visually associated with the front door of the unit served. ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developed. These,combined with guidelines included under Architectural Styles below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Building Mass and Roof Form • Variable Elevation Setbacks • Two Story Houses • Single Story Architectural Elements • Garage Location and Design • Entry Design • Four-Sided Architecture Building Mass and Roof Form The general form of the building should be reflective of the architectural style of the home. Mass and form can be manipulated to decrease perceived density by avoiding repetitious box-like forms, as well as highlighting entries and de-emphasizing garages to create a more attractive streetscape. Roof forms should also reflect the architectural style of the building. Roof type, pitch and articulation should vary throughout the neighborhood. Page 5 *Architectural Design Guidelines Nielsen Property• April 2014 Rows of homes viewed from along Tassajara Road and interior streets are perceived by their contrast against the sky or the background. To provide diversity and visual interest to the neighborhood and resulting street scene, a variety of building and roof forms are encouraged. When designing the massing,elevations, and roof form of each structure,the following is recommended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Vary building mass and roof lines to minimize repetitious forms, flat planes, silhouettes and roof ridge heights. • Provide a mix of different roof forms including front to rear,side-to-side,gables,and hips. • Use a variety of roof pitch slopes within the project area, with roof pitch being authentic to the architectural style referenced in the building elevation. Variable Elevation Setbacks When authentic to an architectural style,variable facade setbacks should be provided.The second story shall not completely overlay the first story without the provision of a single story element or mass. To assist in varying setbacks and front elevation massing, alternative garage locations should be incorporated as practical with terrain and split pad constraints. Homes rearing to Tassajara Road shall incorporate a horizontal or vertical massing break on the rear facade to prohibit a fully maximized building envelope along the publicly visible edge. Two Story Houses To reduce the visual impact of a second story home's height; style appropriate elements shall be used. Please see the "Architectural Styles" section of this document for descriptions of specific elements for each style. If appropriate to the architectural style,portions of the second story shall be stepped back from the first floor facade,or shall incorporate elements (such as projecting balconies,livable areas projecting above a first floor porch,etc.) that create variation in the massing of the building. These variations may include stepping back the building mass,projecting balconies or dormers,etc. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street Page 6 *Architectural Design Guidelines Nielsen Property•April 2014 character. A significant single story element shall be used on at least one plan. These single story architectural elements include: • Interior living spaces that are a single story in height • Enclosed front patios • Single story garages with no building mass above it(on same front wall plane) • Single story front or wraparound porches • Cantilevered second story elements The quality of a neighborhood is enhanced by the inclusion of a house plan designed specifically for corner lots or an interior lot plan with the flexibility to include pop-outs,wraparound porches or other enhancements when plotted on corner lots. Corner homes should have a significant one-story element (livable area or porch) on the corner side to reduce the scale of the building along the street frontage. Garage Location and Design To create a visually pleasing neighborhood and limit the potential of a repetitive street scene, garages should be designed utilizing different design and placement techniques such as: • Vary garage placement on the lot amongst house plans. • Provide a collection of garage door appearances. • Incorporate garage treatments such as porte cocheres and trellises. • Recess doors a minimum of 12" behind the garage wall plane. • Limit driveway curb cuts to 16 feet wide. Garage placement should be varied within the neighborhood, wit'z garage location varying from floor plan to floor plan. Differing garage placements can be achieved by alternating front setbacks, incorporating different garage types, or providing a mixture of architectural elements that draw one's eye away from the garage. Except for on streets with steep slopes plans should be reversed and plotted so the garage and entry are adjacent to each other. The number of different garage placements within the project home plans is based upon the type of final unit plans designed. In instances where there are two split pad plans (one uphill and one downhill) with or without flat pad units of less than 20 units, two (2) different garage placements are required. If 20 or more flat pad units are incorporated into the project, three (3) different garage placements are required.Acceptable garage placements are: • Shallow Recessed-To reduce the mass of the garage, garages should be placed a minimum of 5 feet behind the living space fagade. Page 7•Architectural Design Guidelines Nielsen Property•April 2014 • Mid-Recessed - These garages are typically placed at or near the midpoint of the home. These garages shall be set a minimum of 10 feet behind from the living space fagade. • Deep Recessed - Deep recessed garages are located a minimum of 20 feet behind the front facade of the home.These garages may be detached or attached to the home. This configuration creates usable outdoor space. • 3-Car Tandem - If a three car garage is offered, the third car space should be in tandem to the standard two-car space to reduce the visual impact of a three car garage on the street. Different patterns and colors should be applied to garage doors to give a variety of design. The use of windows is encouraged. Incorporating other garage treatments is suggested to minimize the impact of garage doors along the street. Architectural elements can be incorporated in the fagade design to minimize the appearance of the garage door and provide human-scaled elements along the street edge. Features that can be use to meet this include: • Trellis over a garage door to provide texture and fagade relief. • Porte coheres to create a screened parking spaces and outdoor spaces. • Single car garage doors to provide additional articulation and light and shadow. ARCHITECTURAL TREATMENTS A minimum of three different floor plans with three elevations of varying architectural styles apiece should be provided for the Nielsen Property. The differences in these plans and elevations should be recognizable and provide variety to the neighborhood,but the elevations and styles should not clash. Four-sided Architecture Treatments Four sided architectural treatments shall be applied to all the houses within the Project. This is especially important to the homes that are adjacent or visible to Tassajara Road. Architectural treatments include window surrounds; shutters; detailed air vents, grille work, and other enhanced features. Elements provided shall be authentic to the selected style. Second story and roof elements should be given special attention since these will be the most visible from the street. • Materials, colors, and building articulation shall be continued onto the side and rear elevations to match that of the front elevation. Page 8 *Architectural Design Guidelines Nielsen Property•April 2014 • All material and color changes shall occur at an inside corner or other logical transition point such as chimneys,projections,or recesses. • To provide a diverse and attractive neighborhood character,the portion of the rear elevations of homes that back onto Tassajara Road must include a variety of window treatments and roof projections,as well as a variety of hipped and gabled roofs and architectural detailing. • The rear facade shall be broken either horizontally or vertically at a minimum. • Decks and patios provided off of the side or rear elevation shall match in design and style to the front elevation. Creation of Form and Relief Recesses and Shadows Recesses, overhangs, and projections are important for creating visual interest of a building form by providing depth and mass by causing shadows and shade. Architectural Projections Projections on a buildings facade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows. If these projections are provided in an appropriate manner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Forms Step elevations horizontally and vertically. Where appropriate to the architectural style chosen, material changes should occur at these steps. Entry Statement The front entry to the home shall be designed as the focal point to the home.The entry should be easily recognized by pedestrians and visitors. Roof Considerations Roof Forms and Materials Roof types and forms shall vary throughout the neighborhood and from plan to plan. Roof forms and characteristics shall be consistent with the selected Architectural Style. Hip, gable and shed roof forms, Page 9 •Architectural Design Guidelines Nielsen Property• April 2014 or a combination thereof, may be utilized. The use of dormers and similar elements are encouraged to provide interest. Dual Pitch roof forms such as Gambrel or Mansard as well as flat roofs shall not be used on the Nielsen Property. If asphalt composite shingles are used they will be 50 year architectural grade. Roof Pitch A broad range of roof pitches and materials shall also occur within the neighborhood. Principal roof forms should typically have a pitch between 3:12 and 8:12, depending on style. A single roof pitch should be used on opposite sides of a ridge. Rakes and Eaves Rakes and eaves should be selected based on the architectural style. Moderate or extended overhangs are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking flimsy or weak. Roof detailing should not appear tacked on;rather it should be integrated with the structure of the roof. Overhangs, Porches and Balconies If appropriate to the architectural style, moderate or extended overhangs, porches and balconies are encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living opportunities, create entry statements and provide elevation variety. Covered porches may differ in roof pitch than the primary structure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches should match in style and material to the selected Architectural Style of the home. Unit Entry Considerations Entry Statement The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: • Identifying and framing the front door Pale 10_*Architectural Desion Guidelines Nielsen Property• April 2014 • Expressing the architectural theme of the home • Acting as an interface between the public and private realms(a "semi-public" outdoor space) Placement and Visibility The entries of the homes on the Nielsen Property should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to decrease the visual impact of the garage on the streetscape. Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Roof elements, porches, columns, although the door might be visible, architectural elements such as roof elements,covered porches,and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered by an overhead element. The entire door assembly should be built and designed as a single unit.This includes the framing,the molding,and windows. Materials/Colors Wood is the preferred material for entry doors,but metal entry doors can be used if the have the same character and feel as paneled wood doors.. The different characteristics of wood doors, such as the grain of the wood as well as recessed panels contribute to the overall character of the entry. The color of the door may match or contrast with the trim of the house,but must contrast substantially with the wall color. Use of Glass Incorporating glass into the door assembly,whether as panels within the door or side lights,expresses a sense of welcome and human scale (note that transom lights do not achieve the same effect.) The use of glass in the overall door assembly is encouraged. Page 11 -Architectural Design Guidelines Nielsen Property• April 2014 Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and for safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street address numbers should be lit at night. Windows Placement and Organization In the design of homes for the Nielsen Property, designers should look beyond the practical consideration of room layout in determining the placement of windows. Window placement and organization should be used to contribute positively to the exterior architectural character of the home and should take into account views available from the individual lot on which the house is to be built. Attention should be paid to windows' relationship to one another and to the wall and roof planes, creating a composition with a sense of order. Although they do not necessarily need to be of a uniform size, shape or type, all windows within one elevation shall appear compatible, visually relating to and complimenting each other. Recessing is encouraged should be used on windows where possible and if authentic to the architectural style. Feature and Theme Windows Feature, or theme,windows create the dominant theme or form within the window hierarchy,creating a strong visual focal point within an elevation. Feature windows should reinforce the architectural style of the home. They may be used to deemphasize the garage, and highlight the entry or other significant elements of the building or site. Window Framing and Trim There are a variety of window framing materials available today, including vinyl, aluminum,wood, or cementitious simulated wood. The most important consideration for the designer should be whether a material is compatible with the architectural style it will be supporting. When aluminum framing is used natural, silver or gold anodized frames shall not be used, bronze anodized or colors that are complementary to the color palate shall be used.Windows should be trimmed on all sides of the house as appropriate to the architectural style. While all windows shall be articulated and or trimmed appropriately to the individual style as described in the architectural style section of these guidelines, aluminum windows must take additional precautions to be trimmed and articulated. These articulations may include wood or cementitious simulated wood trim,stucco surrounds,shutters,or recessed openings. Pale 12 *Architectural Desi.-n Guidelines Nielsen Property•April 2014 Shutters If shutters are appropriate to the architectural style used they shall be provided on all highly visible elevations. Shutters must be appropriately sized for the window. "Closed position' shutters may also be used to provide interest on a facade where a window is not present. Consideration of Side and Rear Elevations While the significant topography of the Nielsen Property allows many or most of the homes built on the site to enjoy impressive views, it also means that homes will be more visible to the surrounding community than would homes in a typical subdivision. For this reason, it is imperative that the placement and number of windows on publicly visible side and rear elevations be carefully located and in a quantity to take advantage of views and limit blank and unattractive facades. Window style, placement,detailing and organization are applicable to all elevations of the home. Integrations with Roof and Architectural Details Proper articulation of wall and roof elements may include the use of windows. Architectural projections and roof gables and dormers may be used together with windows to create focal points. Attention should be paid to overhangs and projections above south- and west-facing windows to achieve better summer cooling. Sky Lights Skylights and roof windows are acceptable so long as they are designed to appear as an integral part of the roof, with clear or bronzed glazing and framework matching the roof or trim color of the house. The glass or plastic material of the skylight must be flat no"bubble" designs are permitted. Balconies and Decks Provided they can be successfully integrated with the architectural style of the home, the inclusion of balconies and decks are encouraged. The inclusion of these elements can be used by designers to break up large wall planes and create visual interest while adding human scale to the building. They can also provide desirable outdoor living areas and elevated open space, qualities that will be especially desirable for the homes on the Nielsen Property and will have view potential. Balconies and decks may be covered,open,or some combination. They can project from the building or be recessed into the building's mass. Regardless of type, they shall appear to be an integral element of the building, rather than an afterthought. Any and all details of the balcony and deck, including roof, columns, eaves, Pale 13 •Architectural Design Guidelines Nielsen Property• April 2014 soffits, and railing shall be consistent with the building style. Special attention should be paid to avoid plotting decks side by side on adjacent homes. Exterior Stairs Exterior stairs may be used to access secondary dwelling units or to connect balconies or decks to other private outdoor spaces. Such stairs should generally conform to the guidelines for balconies, above, to ensure that the stairs appear as an integral and stylistically compatible part of the structure. Railings One of the most visible elements of balconies, decks, and external stairs is the railing. Although extruded aluminum railings are not permitted, designers of homes for the Nielsen Property may employ a number of railing types including open wrought iron, wood rail, picket or solid. Glass or plexiglass can be used for railings in situations where the views would be reduced with a solid railing. The material and detailing chosen should be in keeping with the architectural style of the home. Posts,Columns and Arches Insubstantial posts or columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Columns may be clad in wood, masonry, stone or stucco and may be square, round or rectangular in shape. The width of the column should be appropriate to the material finish. Attention should be paid to both base and capital detailing of the column. Arches related to posts or columns may be flat,round or segments of an arch, and may include a soffit, as appropriate to the style. Pergolas,Trellises and Patio Covers Builder provided pergolas, trellises, patio covers and other exterior structures should reflect the character, color and materials of the home served. Supports shall adhere to the guidelines for posts, columns and arches, above. Materials for the horizontal elements shall be either wood, polymer wood composite, or the dwelling's roof material. The pitch of the patio roof may be less than that of the home served. Sides of the structure shall not be enclosed except where a wall of the dwelling forms the enclosure. Awnings Canvas awnings of solid accent colors conforming to the color palette of the referenced style are permitted in moderation. Metal awnings are not acceptable. Non-fade high quality materials shall be Page 14 *Architectural Design Guidelines Nielsen PMerty•April 2014 used for all awnings. Provision for future maintenance of canvas awnings should be considered when contemplating their inclusion. Gutters and Downspouts Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Alternatively, they may be finished with a false copper patina. Chimneys Chimneys, if used, can serve as major design elements and focal points within a building elevation. This element should be constructed with style-appropriate materials as described in the Architectural Styles section. Attention should be paid to the cap design, as well as any steps, curves or banding on the shaft and capital,as these will have a major visual impact when viewed against the sky or roof. Garage and Garage Doors Door Materials and Face Design Door materials should be used to reflect the architectural style of the home.The garage door should not distract the eye on the street facade. Textured and raised panels should be used on metal, wood or fiberglass doors as it follows the architectural design.Windows within the door face is encouraged.The garage door colors should complement the color palate for the home without distracting from the elevation. Doors shall not include excessive decorations that distract from the elevation. All garage doors shall be the"roll-up" type. Recessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage door 6"-12" in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually de-emphasize the garage door. Accessory Structures Any accessory structures shall be located per City of Dublin standards and site specific standards found in the Site Development section of this document. All such structures shall match in style of the primary residence or shall be screened from public view by landscaping. Prefabricated metal or vinyl sheds are not allowed. Pa.ce 15 *Architectural Desio-n Guidelines Nielsen Property • April 2014 Materials High quality materials shall be used throughout the project. No exposed foundations will be allowed. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If wood, wood composition, board and batten or similar materials are applied, 6 inches from the adjacent grade will be provided.No foam materials without a solid casing may be used within 6' of grade. When not all elevations are provided in the architectural review package,non-illustrated elevations are expected to follow the colors and materials that illustrated on approved elevations. Further Design Considerations Trash and recycling receptacles and air conditioners shall be screened from public view. Utility meters, junction boxes,and other mechanical and utility equipment should be screened from public view when practical. Attention should be paid to the placement of these items in side yards to ensure that pedestrian access in emergency situations is not compromised. They may be located in rear yards so long as negative impacts on yard use and layout are minimized. At a minimum a clear path of 3' on one side of the house shall be maintained at all times. Antennae shall be located in the interior of the residence. Exterior compact satellite dishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. Page 16 *Architectural Design Guidelines Nielsen Property•April 2014 ARCHITECTURAL STYLES CONCEPT The architectural styles suggested and discussed here provide the builder and design consultants the parameters to design attractive and authentic looking homes. Because of the unique hillside character of the Nielsen Property, the architecture of each home will be designed to complement the neighborhood,well as the surrounding areas,and provide for views from the homes. Six architectural styles are described and have been selected to provide an overall unified and consistent theme for the project. These styles have been chosen to complement styles that are seen throughout the East Bay and California and are reminiscent of past and present styles throughout the area. Three of the styles will be chosen for the Nielsen Property at the time of Site Development Review. Where terms like "wood" or "stone" appear in the following guidelines, they may be interpreted to mean"wood or cementitious simulated wood" or"genuine or cultured stone veneer." Page 17*Architectural Desi,-n Guidelines Nielsen Property•April 2014 CALIFORNIA CRAFTSMEN Historical Precedent Craftsman style in California was influenced by the English Arts and Crafts movement of the 191h century. Rustic elements, such as stone and wood, were prominent in Craftsman architecture, as were built-in furniture elements, broad overhangs on the exterior, and other artful touches. Bungalows, a widely produced building style in the early 20th century in California, were so strongly influenced by the Craftsman style that the two are almost synonymous. Design Characteristics • Wood columns,often with a wider base than top • Projecting cantilevers and gable ends • Gently pitched roofs with exposed rafters • Often substantial entry porches • A variety of siding types used as an accent on the base and at the ends of gabled elements. • Overhangs with exposed rafter tails at eaves. • Rustic building materials Design Requirements Roof Pitch 4:12 standard. Gables Limited opposing gables: Typically 3:1 parallel to opposing. Roof Materials Shingle or flat tile,50 year architectural grade composite. Overhangs Typically a minimum of 18", up to 30" on projecting gables and other highlighted features. Siding A variety of siding types, mostly rustic building materials: Wood or simulated wood oriented horizontally (vertically acceptable for projecting gables and other accent areas), stone or brick base, similar to materials used on historic craftsmen homes or accent treatments. All treatments shall stop at logical transition points and shall utilize appropriate finishing details. Stucco Finish Stucco finishes should be minimized for this style and should be a light to medium sand finish. Chimneys Craftsman chimneys shall be faced with brick or stone. Pae,e 18 *Architectural Design. Guidelines Nielsen Property•April 2014 Porches Porches should be incorporated in the entry sequence and should extend across some or all of the front elevation. Porch columns shall be appropriately detailed, as shall the porch roof. Balconies Balconies may be inset or projecting and shall be articulated with wood or simulated wood detailing. Windozv Treatments Window surrounds shall be trimmed with wood or simulated wood. Entry The entry shall be located within the front porch area and should be covered. Doors Doors shall be or appear to be wood, with simple, somewhat rustic detailing and/or multi- paned windows. Sidelights are encouraged. Garage Doors Garage doors shall include or appear to include panels appropriate to the detailing of the balance of the building. If windows are included, they should reflect the appropriate form for this style. Front Elevations The front elevation should include one or more prominent and detailed elements (entry, projecting gable, etc.) The roof should be low and simple with wide overhangs. AL y SA Page 19 *Architectural Design Guidelines Nielsen Property•April 2014 ty e i--n 'x i Page 20 •Architectural Design Guidelines Nielsen Property• April 2014 FRENCH COUNTRY Historical Precedent The origin of French Country is a blend of farmhouse and chateau styles reminiscent of the hillside villages in South France. Trademarks of this style include the use of stone lintels or surrounds at doorways and windows, stone accented entries, balconies, and shutters. Windows are vertical and typically have divided panes. Design Characteristics Style and design elements include: • Typically rectangular plan form with some recessed upper story massing • A main roof hip or gable form with intersecting gables • Moderate to steep roof pitch with minimal overhang • Smooth flat concrete roof tiles • Stucco wall finish • Vertical multi-paned vinyl wrapped windows on front, enhanced, and publically visible elevations • Real or faux stone entry accents • Entry porches • Shutters • Decorative balconies • Wrought Iron Accents • Arched windows on 1St floor • Dormers • Turrets Design Requirements Roof Pitch Pitch may range from 4:12 to 8:12 for the mass of the building; a steeper pitch may be employed to highlight entries or other architectural features. Gables Hip roofs are often utilized in this architectural style. Gables should be no more than 2 parallel to 1 opposed. Roof Materials Shingle or flat tile, 50 year architectural grade composite. Overhangs PaQ,e 21 •Architectural Design Guidelines Nielsen Property• April 2014 6-12" standard. Siding Brick, field stone, cobble, or random/semi-random ashlar stone veneer elements should be incorporated into this style. All stone veneer shall stop at logical transition points, shall wrap around the face of the building and shall utilize appropriate finishing details. Stucco Finish Light to medium sand finish. Chimneys Chimneys in the French Country style should be clad in stucco or match the material of the siding used on the building. Porches None. Balconies Balconies shall be projecting from the main building mass and shall have wood. Windozv Treatments Window surrounds should be detailed with wood trim or stucco over building foam painted in trim colors. Wood or wrought iron window boxes, shutters, fabric awnings, or other window embellishments should be included in select locations. Entry Entries for this style may be a tower element, an alcove, or a deep recess over an enhanced front door. Stone or brick should be used as an accent material around the entry, covering at least 50% of the entry element facade. Doors The door should be a simple wood door,possibly including a single small view window. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The front elevation should include one or more prominent and detailed elements (stone or brick entry element, feature window accented with shutters and window box, etc.) The roof should include both gable and hip elements. Page 22 •Architectural Design Guidelines Nielsen Property April 2014 ■ i i w. Paoe_23 -Architectural Design Guidelines Nielsen Property•Apri12014 MONTEREY Historical Precedent The Monterey style reflects the early California Adobe architecture style with New England Colonial two story massing. The second story of the Monterey style can be clad with a different material, typically wood siding. The ground floor is typically stucco or a brick veneer. Upper story cantilevered balconies and arched entries are distinct architectural details of this style. Design Characteristics Additional Monterey styling forms and details are as follows. • Mostly simple,two story forms with a subtle roof pitch. • Covered second level balcony with wood railings and columns on front elevation • Gabled or hipped roof with overhangs • Barrel or"S" concrete roof tiles or flat concrete tiles with shingle appearance • Contrasting materials of stucco or brick on the ground level and wood and/or stucco siding on the upper level • Simple trim;minimum 4"wide wood on siding or encased foam on stucco • Vertical multi-paned vinyl wrapped windows on front, enhanced, and publically visible elevations • Shutters on primary windows • Tile vents on gable ends • Heavy timber accents Design Requirements Roof Pitch Pitch for the main building masses may be no lower than 3:12. Shed roofs covering balconies and other projecting elements may be reduced. Gables The use of front facing gables should be minimized. The primary roof forms should be gables running side-to-side or hip. Gable ends should be detailed with tile vents. Roof Materials Shingle or flat tile with the appearance of shingles,or rounded concrete tile with the appearance of clay tile. Overhangs Rake boards shall be tight to the building,with rafters exposed under extended eaves. Siding Page 24 •Architectural Desicn Guidelines Nielsen Property • April 2014 Wood, stucco and brick are acceptable siding types. Siding treatments should be used to break up large facades. The use of brick or stucco is encouraged as at the base of the home. All siding and base treatments should stop at logical locations and shall not stop without appropriate finishing details. Stucco Finish Texture on stucco finishes for the Monterey style should be light sand finish or smoother. Chimneys Chimneys should employ simple caps and be faced with stucco or brick, depending on the detailing of the balance of the structure. Porches Any porches should be enclosed with stucco or other siding materials so as to appear as part of the mass of the building. Balconies A prominent balcony of a useable size shall be an integral part of the front elevation. It should span most of the front facade with traditional cantilevered massing and be integrated with the primary roof form. Railing and columns shall be wood or wood appearing. Balcony may extend over the first floor with support columns. Balconies are encouraged on rear elevations of down-sloping homes. Window Treatments Wood trim details shall be included on all windows. Shutters shall be used as accents on select windows. Entry Entries shall be recessed under the projecting balcony. Sidelights and transom lights are discouraged. Doors Doors shall be simple wood with wood trim surrounds. The door may include a small window with wrought iron detailing. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows,they should be appropriate to the style. Front Elevations On the front elevation, emphasis should be placed on the contrast between the relatively light colored building mass material and a darker roof,balcony and shutters. Pale 25 •Architectural Design Guidelines Nielsen PLojyrLy April 2014 Page 26 *Architectural Desi,— Guidelines 1Ffa a , Nielsen Property•Apri12014 EUROPEAN ECLECTIC Historical Precedent The European Eclectic style is best characterized as a blending of European cottage traditions, arising primarily out of Tudor and Norman architecture of England and France. The style gained wide popularity in the United States in the early 20t" Century, aided by refined veneer techniques allowing extensive use of stone and brick at an affordable cost. Opposed to French Country which is has a more rectangular appearance,European eclectic takes advantage of triangular angles. Design Characteristics Stylistic forms and detailing include: • Steep roof pitch with little overhang • Hip or half-hip roof with projecting gables • Occasionally asymmetrical gables, with similar roof pitch on the top half, but with one side extended further down,often with the roofline curving into a gentler pitch • Roofs on two-story element often extending down to the one-story roof level • Extensive use of stone or brick veneer at the base of the building and on tower, other wall elements,and entry elements. • Limited relief in wall planes • Decorative ledges and window accents Design Requirements Roof Pitch Standard pitch should be between 6:12 and 8:12,with limited use of pitches as shallow as 3:12. Gables Depending on the roof level, gables should end with a feature window, a wooden vent detail or both centered under the peak of the roof. Roof Materials Shingles or flat raked tile. Overhangs Overhangs should generally not exceed 12". Siding Primary siding material is stucco. Wood siding may be used as an accent material in gable ends. Stone or brick may be used as a base treatment. All siding and base treatments should end at logical locations and should include appropriate finish details. Paae 27•Architectural Desi,-n Guidelines Nielsen Property• April 2014 Stucco Finish Finish on stucco work shall be light to medium sand. Chimneys Lower portions of chimneys should be clad in brick or stone. Where chimneys are highly visible, some of the stones or bricks should be set in contrast to the prevailing courses as visual accents. The upper half of chimneys should be stucco, and may include a taper toward the top. Porches None. Balconies Any balconies on the elevations facing the street should be wood or wrought iron detailing as an attachment to the building plane. Windozv Treatments Window surrounds shall be detailed with wood trim or stucco over building foam painted in trim colors. The use of shutters is encouraged. When used, shutters should occur on all logical window that may be viewed from the street. Fabric awnings and wrought iron window boxes may also be used. Entry Ideally, the entry should appear as a projecting mass, with the door set within. Stone or brick shall be used to identify and accent the entry area. Doors Doors should be wood with wrought iron accents such as grill work over windows or decorative hinges. Windows in the door should not occupy more than a quarter of the door area. Side lights may be used. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The front elevation of the European Eclectic style should generally appear as several interlocking masses, with roof ridges at a variety of elevations. The building should appear to sit heavily on the ground (with stone or brick "grounding' the building), becoming lighter as the eye moves upward (with stucco siding and a high peaked roof.) Page 28 •Architectural Design Guidelines Nielsen Air April 2014 � < » » , �� ■�2 � �\ ,� . . \a�a■\ :© . � �< Page a *Architectural Da7 Gila Nielsen Property• Apri12014 EAST COAST TRADITIONAL Historical Precedent The East Coast architectural style in California is strongly influenced by American Colonial and Georgian Revival traditions. Simple, functional design, such as that embodied in the Cape Cod and Farmhouse architectural traditions, has also had influence on this style. The main house form is typically two story rectangular with extruding gabled massing. Generally,this style may be characterized as a harmonious combination of one-and two-story massing, with single story wings and porches,and gabled roofs with dormered windows. Design Characteristics The essential concepts for appropriate scale,massing and proportion of the East Coast style are: • Combining one-and two-story roof elements • Prominent use of gabled roofs • Wood siding • Entries covered by a porch roof or an entry portico • Wood detailing around windows,including the use of shutters • Simple round or square columns for porches,with limited detailing of base and capital Design Requirements Roof Pitch Standard roof pitch may vary between 5:12 and 8:12 Gables Gables should not dominate the front elevation. They are appropriate for use as entry elements and dormers. They may include entire or broken horizontal entablature to form a pediment or broken pediment. Where appropriate, they may be detailed with round, wooden vents. Roof Materials Shingle or flat, raked tile. Overhangs Standard overhangs should be 12"-24". Rafters should be hidden by rake boards. Siding The predominant siding type for this style shall be horizontal or vertical wood siding. Brick may be used as an accent material. Use of stucco should be limited to areas not visible to the Pa--30 •Architectural Design Guidelines Nielsen Property•April 2014 public. All siding and accent treatments shall stop at logical locations and shall be finished appropriately. Stucco Finish In the limited circumstances where stucco is used (see above), it shall be a light to medium sand finish. Chimneys Chimneys for the East Coast style shall be faced in brick. Porches A porch or portico shall be a prominent feature of the front elevation and shall encompass the entry and front door. Porches should be substantial in size. Balconies Balconies may be used on second story elevations. Columns, rails, posts and other balcony details and accents shall be wood. Windozv Treatments The use of dormered windows is strongly encouraged. All windows shall be trimmed with wood surrounds. If shutters are used, they should be used on all facades of the building, with special attention to those seen from public streets. Entry Entries shall be covered by a porch or portico. The use of decorative lighting for the entry is encouraged. The entry shall include sidelights and may include transom lights. Doors Doors shall be paneled wood,with or without lights. Garage Doors Panel breakups on the garage door should correspond to the details of the main building facade or accent elements. If the door has windows, they should be appropriate to the style. Front Elevations The overall appearance of this style should be one of simple vertical and horizontal lines. The entry should be prominent, and the gently pitched roof should be accented by simple gables. Pa— Guidelines Nielsen Property•April 2014 �y '#+fl u it f Paoe 32 *Architectural Design Guidelines • Nielsen Property • April 2014 Pace 33 -Architectural Design Guidelines RESOLUTION NO. 14-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR A NEW 36-UNIT SINGLE-FAMILY RESIDENTIAL NEIGHBORHOOD ON A 10.9 ACRE SITE AT 6407 TASSAJARA ROAD PLPA-2014-00013 APN 985-0002-009-02 WHEREAS, the Applicant, Scott Roylance of William Lyon Homes, is requesting approval of Site Development Review and an amendment to the Planned Development Zoning District Stage 2 Development Plan for the construction of 36 single-family homes on an approximately 10 acre site. Vesting Tentative Map 7950, which established the subdivision of the site into residential lots, was approved by the Planning Commission in 2010. The current project application is to approve the architectural design of the neighborhood and minor modifications to the Stage 1/2 Development Plan, which can be modified through a Conditional Use Permit; and WHEREAS, the project site is located north of Quarry Lane School and south of Silvera Ranch on the east side of Tassajara Road; and WHEREAS, the project site is currently occupied by a single-family home and ranch; and WHEREAS, in 2010, the City Council approved a General Plan and Eastern Dublin Specific Plan Amendment to designate the property for single-family residential uses; and WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in 1993 via Resolution No. 51-93. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated a series of subsequent actions related to future development in Eastern Dublin and identified some impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated to less than significant. Upon approval of the Eastern Dublin project, the City adopted a statement of overriding considerations for such impacts. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area; and WHEREAS, a Draft Supplemental EIR (SEIR) (SCH # 2008052117) was prepared for the Nielsen Residential Project to assess the potential for the project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. The SEIR was certified by the Dublin City Council via Resolution 74-10 on May 18, 2010. The Nielsen Property SEIR was prepared in accordance with the California Environmental Quality Act (CEQA) based upon previous CEQA review of the Eastern Dublin EIR; and WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Nielsen Residential Project, including the Site Development Review application and the proposed Stage 1/2 Development Plan amendments, for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Nielsen Residential Project, including the Site Development Review application and the proposed Stage 1/2 ATTACHMENT 3 Development Plan amendments, on June 10, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does hereby make the following findings and determinations regarding the proposed Nielsen Residential Project Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in the vicinity of which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; and 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designations of Low Density Single Family Residential. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivisions, and the surrounding properties; 2) the Project provides a high degree of design and landscaping to complement existing and planned uses in the area; and 3) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for Planned Development Zoning District PA 07-057 (Nielsen Residential Project) as originally approved and as proposed to be amended. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses are consistent with other residential developments in the surrounding area; 2) the project will contribute to housing opportunities as a complement to the surrounding neighborhoods; and 3) the project will serve the current buyer profile and market segment anticipated for this area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project provides residential development in an area that supports residential uses; 2) the Project is consistent with the Planned Development Zoning District in which it is located; and 3) the project site will be fully served by a network of infrastructure of public roadways, services, and facilities E. Impacts to existing slopes and topographic features are addressed because: 1) the project site will be re-graded in accordance with approved Vesting Tentative Map 7950; 2) landscaping along main thoroughfares and throughout the project will be complete, and 3) retaining walls will be constructed as required to support grade differentials between building envelopes and setback or right-of-way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing and planned uses in the area.; 2) the structures reflect the architectural styles and development standards for other Low Density, Single-Family residential projects in the area; 3) the materials proposed will be consistent with residential projects in the area; and 4) the color and materials proposed will be coordinated for continuity among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the neighborhood; and 2) landscaping in common areas is coordinated and will be commonly maintained; and 3) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) all infrastructure including streets, sidewalks, and street lighting are proposed for construction in accordance with the Eastern Dublin Specific Plan; and 2) development of this project will conform to the improvements standards allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby approves the Site Development Review permit for the Nielsen Residential Project subject to the conditions included below and in accordance with the SDR plans, incorporated herein by reference and attached as Exhibit A to this Resolution. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. No. CONDITION TEXT RESPON. WHEN SOURCE AGENCY RE41D Prior to: PLANNING CONDITIONS 1. Approval. This Site Development Review approval is for the PL On-going Planning Nielsen Residential Project (PLPA-2014-00013). This approval shall be as generally depicted and indicated on the SDR project plans, attached to this Resolution as Exhibit A, prepared by MacKay and Somps, Bassenain Lagoni Architects, and vanderToolan Associates Landscape Architects dated received June 2, 2014, on file in the Community Development Department, and other plans, text, color and materials boards, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. 2. Permit Expiration. Construction or use shall commence PL One Year DMC within one 1 year of Permit approval or the Permit shall lapse After 8.96.020.D and become null and void. If there is a dispute as to whether Effective the Permit has expired, the City may hold a noticed public Date hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision-maker may, PL Prior to DMC upon the Applicant's written request for an extension of Expiration 8.96.020.E approval prior to expiration, upon the determination that all Date Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall operate this PL On-going DMC use in compliance with the Conditions of Approval of this Site 8.96.020.F Development Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development Review PL On-going DMC approval shall be revocable for cause in accordance with 8.96.020.1 Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Applicant/ Various Building Standard Developer shall comply with applicable City of Dublin Fire Permit Prevention Bureau, Dublin Public Works Department, Dublin Issuance Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all permits PW Building Standard required by other agencies including, but not limited to Permit Alameda County Flood Control and Water Conservation Issuance District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable fees in Various Building Various effect at the time of building permit issuance, including, but not Permit limited to, Planning fees, Building fees, Traffic Impact Fees, Issuance TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and a licable. 9. Indemnification. The Developer shall defend, indemnify, and ADM On-going Administrati hold harmless the City of Dublin and its agents, officers, and on/City employees from any claim, action, or proceeding against the Attorney City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, a eat board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there needs to PW On-going Public be clarification to the Conditions of Approval, the Director of Works Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be responsible for PL On-going Planning clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this Site PL On-going DMC Development Review approval may be considered by the 8.104.100 Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Site Lighting. A detail for the street light standard shall be PL, PW Site Municipal provided for review and approval by the Community Improvement Code Development Director and City Engineer prior to issuance of Plans the Site Improvement Plans. 14. Public Art. The Applicant/Developer has elected to acquire PL Prior to first Project and install a public art project in accordance with Chapter 8.58 occupancy Specific of the Dublin Municipal Code. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official will determine the building valuation at the time of Master Plan Check submittal. Potential locations for the installation of public art are shown in the original 2010 Stage 1/2 Development Plan (Sheet PD2-7). Prior to first occupancy the Applicant/Developer shall (a) secure completion of the public art project in a manor deemed satisfactory to the City Manager; and (b) execute an agreement between the City and Applicant/Developer that sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. The public art project is subject to the approval of the City Council upon recommendation by the Heritage and Cultural Arts Commission. 15. Satellite dishes. Prior to the issuance of Building Permits, P Issuance of the Developer's Architect shall prepare a plan for review and Building approval by the Director of Community Development and the Permits Chief Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run from the individual residential unit to the location on the building to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into the chimney. In instances where the buildings have mechanical wells (Neighborhoods 4 and 6) that those buildings provide locations within the well for individual unit connections. In instances where neither chimneys nor mechanical wells exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. The Covenants Conditions and Restrictions (CC&R's) shall contain language stating that the individual units contain conduit and central locations for satellite dish connections and failure to use those conduits and locations (if the resident has or wants a satellite dish) will constitute a violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to the issuance of building permits, the developer shall prepare a disclosure statement to be signed by every first time home purchaser indicating that utilizing this dedicated conduit and central mounting location is a re uirement if a satellite dish is installed. 16. Building Materials: All building materials, brick veneer, stone, P Issuance of stucco, siding etc. shall be brought to with 6" of the adjacent Building ground surface when the surface is dirt and 2" when the Permits adjacent surface is concrete asphalt or another impervious surface. Additionally, all enhanced building materials, such as, but not limited to, brick veneer, stone, and simulated wood siding shall turn the corner of portion of the accented elevation and continue to the nearest change in wall plane to give the appearance of a competed design element. This shall be done to avoid the look of a veneer window and door opening in wall planes where enhanced materials are used shall have the enhanced materials returned into the opening. 17. Inclusionary Housing. The project is subject to the City's PL Recordation Project Inclusionary Zoning Regulations (Chapter 8.68 of the of the first Specific Municipal Code). Under the terms of the Regulations, Final Map for Developer has a 5 unit affordable housing obligation, which the project obligation may be satisfied by several means. Developer proposed an "alternate method of compliance" under Section 8.68.040.E to satisfy its affordable housing obligation, which proposal was approved by the City Council on June 3, 2014. The approved fee payment is $109,573 per unit for a total of $547,865 in lieu of construction of the 5 affordable housing units. The City Council has found that the Developer's proposal meets the purposes of the Inclusionary Zoning Regulations. Developer shall make the payment on or before the recordation of the first Final Map for the project. If Developer fails to make the payment when due, the City may withhold further approvals and authorizations for the Project, and may elect to revoke the approval of the alternate method of compliance and apply the Regulation's standard requirements. 18. Modifications to the approved plans. A minor physical P Issuance of change to the approved SDR plans (Exhibit A) such as a Building minor modification to the approved building design, site, or Permits building details (such as color or materials that are equal or superior to the approved item), can be considered by the Community Development Director or his/her designee as a Site Development Review Waiver. Any amendment to the approved plans which is not considered by the Community Development Director to be a minor physical change shall be reviewed per Section 8.104.090 (Amendment) of the Dublin Municipal Code, which would include full review and approval by the decision-making body of the original application, in this case the Planning Commission. 19. Compliance with Nielsen SEIR Mitigation Measures. The P Ongoing and ro ect is required to comply with all mitigations measures as in detailed in the Final Supplemental Environmental Impact accordance Report (EIR) for the Nielsen Development Project (SCH # with the 2008052117), certified by the Dublin City Council via mitigation Resolution 74-10 on May 18, 2010. measures BUILDING 20. Building Codes and Ordinances. All project construction B Through shall conform to all building codes and ordinances in effect at Completion the time of building permit. 21. Retaining Walls. All retaining walls over 30 inches in height B Through and in a walkway shall be provided with guardrails. All Completion retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 22. Phased Occupancy Plan. If occupancy is requested to B Occupancy of occur in phases, then all physical improvements within each any affected phase shall be required to be completed prior to occupancy of building any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 23. Building Permits. To apply for building permits, B Issuance of Applicant/Developer shall submit five (5) sets of construction Building plans to the Building & Safety Division for plan check. Each Permits set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 24. Construction Drawings. Construction plans shall be fully B Issuance of dimensioned (including building elevations) accurately drawn building (depicting all existing and proposed conditions on site), and permits prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 25. Air Conditioning Units. Air conditioning units and ventilation B Occupancy of ducts shall be screened from public view with materials Unit compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side ya nd with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 26. Temporary Fencing. Temporary Construction fencing shall B Through be installed along the perimeter of all work under construction. Completion 27. Addressing B a) Provide a site plan with the City of Dublin's address Prior to grid overlaid on the plans (1 to 30 scale). Highlight all release of exterior door openings on plans (front, rear, garage, addresses etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. The Building Official shall approve plan prior to issuance of the first Prior to building permit. (Prior to permitting) permitting c) Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. Prior to d) Address signage shall be provided as per the Dublin permitting Residential Security Code. e) Exterior address numbers shall be backlight and be posted in such a way that they may be seen from the Occupancy street. of any Unit Prior to permit issuance, and through com letion 28. Engineer Observation. The Engineer of record shall be B Scheduling retained to provide observation services for all components of the final the lateral and vertical design of the building, including nailing, frame hold-downs, straps, shear, roof diaphragm and structural inspection frame of building. A written report shall be submitted to the City Inspector r(or to scheduling the final frame inspection. 29. Foundation. Geotechnical Engineer for the soils report shall B Permit review and approve the foundation design. A letter shall be issuance submitted to the Building Division on the approval. 30. Green Building B Green Building measures as detailed in the SDR package may Through be adjusted prior to master plan check application submittal Completion with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the master Prior to first plans. The checklist shall detail what Green Points are being permit obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a completed Through checklist with appropriate verification that all Green Points Completion required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual— if Applicant takes advantage of this Project point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Prior to approval of Landscape plans shall be submitted to the Green Building the Official for review. (Prior to approval of the landscape plans landscape by the City of Dublin) plans by the City of Dublin Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Prior to Applicant shall inform the Green Building Official of method of approval of certification prior to release of the first permit in each the subdivision / neighborhood. landscape plans by the City of Dublin 31. Electronic File: The applicant/developer shall submit all B Issuance of building drawings and specifications for this project in an the final electronic format to the satisfaction of the Building Official prior occupancy to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built' electronic file and submitted rior to the issuance of the final occupancy. 32. Copies of Approved Plans. Applicant shall provide City with B 30 days after 2 reduced (1/2 size) copies of the City of Dublin stamped permit and approved plan. each revision issuance 33. Wildfire Management. Provide in the master drawing set, a B Through sheet detailing which lots are adjacent to open space and Completion subject to the Wildfire Management provisions of the code. Add a note to the plot plan that for each lot that is subject to wildfire management. 34. Options. Selected options that affect the square footage of B Through the dwellings shall be listed on the building permit application. Completion Selected options that affect the footprint of the dwelling shall be shown on the plot plan LANDSCAPING 35. Final Landscape plans. The Final Landscape Plans and Site P Issuance of Planning Improvement Plans shall include the completion of curb, gutter, Site sidewalks and landscaping for the portion of Street A that Improvement extends from Silvera Ranch Road to the project boundary (less Plans than 100 linear feet). 36. Final landscape plans, irrigation system plans. P Issuance of Standard Tree preservation techniques, and guarantees, shall be the building reviewed and approved by the Dublin Planning Division prior permit to the issuance of the building permit. All such submittals shall insure: a. That plant material utilized will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. d. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. e. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. f. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. g. Cut and/or fill slopes exceeding a 3:1 grade shall be stabilized with jute netting or approved equal to control erosion. Trees planted on slopes that exceed a 3:1 grade shall be installed with approved rock slope protection above and below the tree pit to catch grade. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. i. That a warranty from the owners or contractors shall be required to warranty all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 37. Water Efficient Landscaping Regulations. The Applicant P Issuance of Standard shall meet all requirements of the City of Dublin's Water- the building Efficient Landscaping Regulations, Section 8.88 of the Dublin permit Municipal Code. 38. Plant Clearances. All trees planted shall meet the following P Issuance of Standard clearances: any building a. 6' from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetlight 39. Mailboxes. Applica shall work with staff to prepare a P Issuance of Standard nt mailbox plan that is consistent with Dublin Municipal Code and any building adjacent subdivisions. Mailbox locations shall be integrated permit within the landscape and shall comply with USPS require ents. 40. Sustainable Landscape Practices. The landscape design P Issuance of Standard shall demonstrate compliance with sustainable landscape any building practices as detailed in the Bay-Friendly Landscape permit Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 41. Copies of Approved Plans. The Applicant shall provide the P Issuance of Standard City with one full size copy, one reduced (1/2 sized) copy and any building one electronic copy of the approved landscape plans prior to permit construction. PUBLIC WORKS CONDITIONS 42. General Public Works Conditions of Approval: Developer PW Ongoing shall comply with the City of Dublin General Public Works Conditions of Approval, and the Conditions of Approval for Tract 7950 contained in Resolution No. 10-21, a Resolution of the Planning Commission approving the Vesting-Tentative- - - - Subdivision Map 7950 for the Nielsen Property Residential Project (approved April 27, 2010) unless specifically modified by these Conditions of Approval. 43. Ownership and Maintenance. Ownership, dedications on PW Ongoing and final map, and maintenance of street right-of-ways, common Final Map area parcels, open space areas and improvements shall be by the City of Dublin and the Homeowner's Association as shown on the "Ownership and Maintenance" Stage II PD Exhibit, Sheet PD2-2 prepared by MacKay & Somps, dated received June 2 2014, except as modified by these Conditions of Approval. 44. Landscape Features within Public Right of Way: The PW Final Map Developer shall enter into an "Agreement for Long Term Encroachments" with the City to allow the Homeowner's Association to maintain the landscape and decorative features within public Right of Way including frontage landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown in the Site Development Review (SDR) package. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 45. Private Street: Developer shall construct complete street PW Approval of improvements for Street A (private) as generally shown in the Improvement SDR package (Exhibit A to this Resolution). Developer shall Plans & Final comply with the requirements of Fire Department and Public Map Works Department for access and design of structural pavement for the Private Street. 46. Stormwater Management: The Developer shall construct a PW Approval of new on-site bioretention area in compliance with the Improvement Municipal Regional Stormwater Permit (MRP) issued by the Plans & Final San Francisco Bay Regional Water Quality Control Board.. In Map addition, the project shall comply with hydromodification standards outlined in the MRP. 47. Storm Drainage Calculations: Provide calculations PW Approval of demonstrating that the revised Site Plan does not exceed the Improvement development assumptions for the Nielsen property used Plans and during the design and sizing of the storm drain system for the Final Map Silver Ranch Project. Also demonstrate compliance with Comments from Alameda County Public Works Agency dated March 10, 2009. The comment requires that there should be no augmentation in runoff quantity or duration from the Project site that will adversely impact downstream facilities. The Storm Drainage and Hydrology Plans will need approval/concurrence from Zone7 Water Agency. 48. Tassajara Road Frontage Improvements: The Developer PW Approval of shall be responsible for construction of the Tassajara Road Improvement Improvements specified in the Conditions of Approval for Plans and Vesting Tentative Tract Map 7950 except as noted below. It Final Map shall be noted that the Wallis Ranch subdivision, recently approved by Council on May 20, 2014, is conditioned to construct two (2) southbound lanes and a forty foot (40') landscaped median on Tassajara Road along the Nielson project frontage. The Tassajara Road pavement improvements specified in the Conditions of Approval for Vesting Tentative Tract Map 7950 (34 feet of pavement width) shall instead be designed and constructed as two-twelve foot northbound lanes and an eight foot bike lane. If these improvements are constructed prior to the completion of the Wallis Ranch improvements, the Developer shall also construct a two foot (2') wide temporary shoulder along the western edge of pavement and stripe the more western travel lane as a southbound travel lane. The Developer shall coordinate the design and construction of the required Tassajara Road improvements with the developer of the Wallis Ranch subdivision in order to minimize duplication of work, design conflicts and inconvenience to the traveling public and nearby residents. 49. Tassajara Road Stormwater Treatment Measures: PW Approval of Developer shall provide stormwater treatment for the Improvement impervious surface added or replaced as a result of the Plans or Final required Tassajara Road improvements in compliance with the Map Municipal Regional Stormwater Permit(MRP) issued by the San Francisco Bay Regional Water Quality Control Board. 50. Street "A" Median Island: There is no median proposed with PW Approval of the revised layout as proposed in the SDR package. Improvement Plans or Final Map 51. Sidewalk/Driveway Design: The 4.5' wide sidewalks shall PW Approval of include a 6" "pop-out" as shown on SDR Exhibit ----- to provide Improvement an adequate 5' wide turnaround at every 200 feet. 5-foot Plans or Final turnaround "pop-out" shall be graded and poured with the 4.5' Map wide sidewalks with a 2% maximum cross slope per City of Dublin Standards. 52. The public improvements shall be constructed as shown on PW Prior to the Site Development Review Plans as shown in Exhibit A. Approval of However, the approval of the Site Development Review Plans Improvement is not an approval of the specific design of the drainage, Plans or Start sanitary sewer, water, street improvements and all other of improvements outlined herein. Construction. 53. The final design shall include a detailed layout of the parking spaces on all streets to ensure access to the parking spaces and emergency vehicle access. 54. Storm Water Treatment Measures Maintenance PW Acceptance Agreement: Developer shall enter into an Agreement with the of City of Dublin that guarantees the property owner's perpetual Improvement maintenance obligation for all stormwater treatment measures s installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 55. Stormwater Management: The provided Stormwater PW Approval of Management Plan, which is part of the Site Development Improvement Review Plans (Exhibit A) is approved in concept only. The final Plans or Final Stormwater Management Plan is subject to City Engineer Map approval prior to approval of the Tract 7950 Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards outlined in Municipal Regional Stormwater Permit issued by the San Francisco Bay Regional Water Quality Control Board. 56. Landscape Plans: At the latest, the Developer shall submit PW Approval of design development Landscape Plans with the second plan Improvement check for the street improvement plans and final map. The Plans or Final Landscape Plans shall show details, sections and Map supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map. 57. Street Light and Joint Trench Plans. Street Light Plans and PW Approval of Joint Trench Intent Plans shall be submitted with the first plan Improvement check for the street improvement plans and final map. At the Plans or Final latest, design development Street Light Plans and Joint Map Trench Plans shall be submitted with the second plan check for the street improvement plans and final map. The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. FIRE 58. Comply with 2013 California Fire Code. F On going Standard 59. Comply with 2013 California Residential Code. F On going Standard 60. All residential construction shall meet Dublin Wildfire F On going Standard Management Plan and C.B.C. 7A- Exterior Wildfire Exposure. 61. FIRE ACCESS DURING CONSTRUCTION F Issuance of Standard Fire Access. Access roads, turnarounds, pullouts, and Building fire operation areas are Fire Lanes and shall be Permits maintained clear and free of obstructions, including the parking of vehicles. Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to combustible construction commencing. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, & within required 150-ft. distance to Fire Lane Personnel Access. Approved route to furthermost portion of exterior wall. Route width, slope, surface, obstructions must be considered. Fire access is required to be approved all-weather access. Show on the plans the location of the all-weather access and a description of the construction. Access road must be designed to support the imposed loads of fire apparatus. DSRSD 62. Complete improvement plans shall be submitted to DSRSD DSRSD Issuance of any Standard that conform to the requirements of the Dublin San Ramon building permit Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 63. All mains shall be sized to provide sufficient capacity to DSRSD Issuance of any Standard accommodate future flow demands in addition to each building permit development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 64. Sewers shall be designed to operate by gravity flow to DSRSD Issuance of any Standard DSRSD's existing sanitary sewer system. Pumping of building permit sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 65. Domestic and fire protection waterline systems for Tracts or DSRSD Issuance of any Standard Commercial Developments shall be designed to be looped building permit or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard S ecifications and sound engineering ractice. 66. DSRSD policy requires public water and sewer lines to be DSRSD Issuance of any Standard located in public streets rather than in off-street locations to building permit the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 67. Prior to approval by the City of a grading permit or a site DSRSD Issuance of any Standard development permit, the locations and widths of all building permit proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 68. All easement dedications for DSRSD facilities shall be by DSRSD Issuance of any Standard separate instrument irrevocably offered to DSRSD or by building permit offer of dedication on the Final Map. 69. Prior to approval by the City for recordation, the Final Map DSRSD Issuance of any Standard shall be submitted to and approved by DSRSD for building permit easement locations, widths, and restrictions. 70. Prior to issuance by the City of any Building Permit or DSRSD Issuance of any Standard Construction Permit by the Dublin San Ramon Services building permit District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 71. Prior to issuance by the City of any Building Permit or DSRSD Issuance of any Standard Construction Permit by the Dublin San Ramon Services building permit District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature b the District Engineer. 72. No sewer line or waterline construction shall be permitted DSRSD Issuance of any Standard unless the proper utility construction permit has been building permit issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied. 73. The applicant shall hold DSRSD, its Board of Directors, DSRSD Issuance of any Standard commissions, employees, and agents of DSRSD harmless building permit and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and com letion of the project. 74. Improvement plans shall include recycled water DSRSD Issuance of any Standard improvements as required by DSRSD. Services for building permit landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 75. Above ground backflow prevention devices/double detector DSRSD Issuance of any Standard check valves shall be installed on fire protection systems building permit connected to the DSRSD water main. The applicant shall collaborate with the Fire Department and with DSRSD to size and configure its fire system. The applicant shall minimize the number of backflow prevention devices/double detector check valves installed on its fire protection system. The applicant shall minimize the visual impact of the backflow prevention devices/double detector check valves through strategic placement and landscaping. 76. Development plans will not be approved until landscape DSRSD Approval of Standard plans are submitted and approved. landscape tans 77. Grading for construction shall be done with recycled water. DSRSD On oin Standard 78. Temporary potable irrigation meters in areas with recycled DSRSD Ongoing Standard water service shall only be allowed for cross-connection and coverage testing for a maximum of 14 calendar days. PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this 10th day of June 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA#120131PLPA-2013-00067 California Creekside PD Amendment CUPIPC 1.28.141PC Reso CA Creekside CUP.docx a� Y U O � IF I W N a � � W c m a. > as rTl _ w y ,W/ W t" �E W � �+ N w �+ . w W .r 0 �n a� ~ � M vi 00 O � x � Q Li. r O U c� E Q. .� M p.. U ~ � N v O 0000 V d°nA u °o oQQCN � Q3 � � CIO m Cd w, cd b4 U c ti O O W) W Ltr C N �] s. O N > 00 W W Q O �'' c r � 0 N � cl � CD c� via °` Z � U U U COD CIO UD C40 aaa � r� 0 .o .o cn w W W .-C) W W W W p W r. N p, .- U a U a •.. 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The criteria forthe green building practices listed below are described in the GreenPoint Rated Single sminimum Points Family Rating Manual.For more information please visit www.builditgreen.org/greenpointrated •Targeted Points Build It Green is note code enforcement agency. P5 28.8 A home is only GreenPoint Rated if all features are verified by a Certified GreenPoint Rater through Build It Green. 2 6.0 + 6 13.0 6 12.5 6 11.0 Single Family New Home v.6.0.1 _ Nielsen F Property T ° E x m °i o u a H U W G Measures Passible Points Yes CALGreen Res(REQl11RE0 ~ TBD Al.Construction Footprint 1 A2.Job Site Construction Waste Diversion Yes A2.1 65%C&D Waste Diversion(Including Alternative Daily Cover) 2 2 TBD A2.2 65%C&D Waste Diversion(Excluding Alternative Daily Cover) 2 No A2.3 Recycling Rates from Third-Party Verified Mixed-Use Waste Facility 0 1 TBD A3.Recycled Content Base Material 1 TBD A4.Heat Island Effect Reduction(Non-Roof) 1 TBD A5.Construction Environmental Quality Management Plan Including Flush-Out 1 A6.Stormwater Control:Prescriptive Path TBD A6.1 Permeable Paving Material 1 No A6.2 Filtration and/or Bio-Retention Features 1 Yes A6.3 Non-Leaching Roofing Materials 1 TBD A6.4 Smart Stormwater Street Design 1 TBD A7.Stortmxater Control:Performance Path 3 TBD Bt.FV Ash andfa'Slag M Carcfids 1 TBD B2.Radon-Resistant Construction 2 TBD B3.Foundation Drainage System 2 TBD B4.Moisture Controlled Cmwlspace 1 B5.Structural Pest Controls TBD B5.1 Termite Shields and Separated Exterior Wood-to-Concrete Connections 1 TBD 85.2 Plant Trunks,Bases,or Stems at Least 36 Inches from the Foundation 1 0.00% Enter the landscape area percentage Yes C1.Plants Grouped by water Needs(Hydrozoning) 1 TBD C2.Three Inches of Mulch in Planting Beds 1 C3.Resource Efficient Landscapes No C3.1 No Invasive Species Listed by Cal-IPC 1 TBD C3.2 Plants Chosen and Located to Grow to Natural Size t No C3.3 Drought Tolerant,California Native,Mediterranean Species,or Other Appropriate Species 3 C4.Minimal Turf in Landscape No C4.1 No Turf on Slopes Exceeding 10%and No Overhead Sprinklers Installed in Areas Less Than Eight Feet Wide 2 510% C4.2 Turf on a Small Percentage of Landscaped Area 2 TBD C5.Trees to Moderate Building Temperature 1 1 1 Yes C6.High-Efficiency Irrigation System 2 TBD C7.One Inch of Compost in the Top Six to Twelve Inches of Soil 2 TBD CO.Rainwater Harvesting System 3 TBD C9.Recycled Wastewater Irrigation System 1 Yes C10.Submeter or Dedicated Meter for Landscape Irrigation 2 TBD Cll.Landscape Meets Water Budget 2 C12.Environmentally Preferable Materials for Site TBD C12.1 Environmentally Preferable Materials for 70%of Non-Plant Landscape Elements and Fencing 1 No C13'Reduced Light Pollution 0 1 TBD C14.Large Stature Tree(s) 1 TBD C15.Third Party Landscape Program Certification 1 TBD C16.Maintenance Contractwith Certified Professional 1 D1.Optimal value tri gumering TBD D7.1 Joists,Rafters,and Studs at 24 Inches on Center 1 2 Yea D1.2 Non-Load Bearing Door and Window Headers Sized for Load 1 TBD Of.3 Advanced Framing Measures 2 TBD D2.Construction Material Efficiencies 1 D3.Engineered Lumber Yes D3.1 Engineered Beams and Headers 1 TBD D3.2 Wood IJoists or Web Trusses for Floors 1 TBD D3.3 Engineered Lumber for Roof Rafters 1 TBD D3.4 Engineered or Finger-Jointed Studs for Vertical Applications . 5 Yes D3.5 OSB for Subloor Yep 03.6 OSB for Wall and Roof Sheathing 0.5 TBD D4.Insulated Headers 1 D5,FSC-Certified Wood TBD D5.1 Dimensional Lumber,Studs,and Timber 6 TBD 05.2 Panel Products 3 D6.Solid Wall Systems TBD 06.1 At Least 90%of Floors 1 TBD D6.2 At Least 90%of Exterior Walls 1 1 TBD D6.3 At Least 90%of Roofs 1 1 TBD D7.Energy Heels on Roof Trusses 1 Draft GreenPoint Rated New Home Single Family Checklist Version 6.0 Nielsen Property E m y8 z a H U w Q C TBD D8.Overhangs and Gutters 1 1 D9.Reduced Pollution Entering the Home from the Garage Tap D9.1 Detached Garage 2 TBD D9.2 Mitigation Strategies for Attached Garage 1 D10.Structural Pest and Rot Controls TBD D10.1 All Wood Located At Least 12 Inches Above the Soil 1 D10.2 Wood Framing Treated With Berates or Factory-Impregnated,or Wall No Mated als Other Than Wood 0 1 D11.Moisture-Resistant Materials in Wet Areas(such as Kitchen,Bathrooms, TED Utility Rooms and Basements) 1 1 _o TBD E7.Environmentally Preferable Decking 1 Yes E2.Flashing Installation Third-Party Verified 2 TBD E3.Rain Screen Wall System 2 Yes E4.Durable and Non-Combustible Cladding Materials 1 E5.Durable Rooting Materials Yes E5.1 Durable and Fire Resistant Roofing Materials or Assembly t TBD E6.Vegetated Roof 2 2 F7.Insulation with 30%Post-Consumer or 60%Postindustrial Recycled Content TBD F1.1 Walls and Floors 1 1 TBD j F1.2 Ceilings F2.Insulation that Meets the CDPH Standard Method-Residential for Low Emissions TBD F2.1 Walls and Floors 1 TBp F2.2 Ceilings 1 F3.Insulation That Does Not Contain Fire Retardants TBD F3.1 Cavity Walls and Floors 1 TBD F3.2 Ceilings 1 Tap F3.3 Interior and Exterior 1 G1.Efficient Distribution of Domestic Hot Water TBD G1.1 Insulated Hot Water Pipes 1 TBD G1.2 WaterSense Volume Limit for Hot Water Distribution 1 TBD G1.3 Increased Efficiency in Hot Water Distribution 2 G2.Install Water-Efficient Fixtures Yes G2A WaterSense Showerheads with Matching Compensation Valve 2 2 Z G2.2 WaterSense Bathroom Faucets 1 1 Yes G2.3 WaterSense Toilets with a Maximum Performance(MaP)Threshold of No Less Than 500 Grams 1 1 TBD G3.Pre-Plumbing for Graywater System 3 TBD_: G4.0 era0onal Graywater S stem H1.Sealed Combustion Units Tgp H1.1 Sealed Combustion Furnace 1 TBD H1.2 Sealed Combustion Water Heater 2 TBD H2.High Performing Zoned Hydronic Radiant Heating System 1 1 H3.Effective Ductwork Yes H3.1 Dud Mastic on Duct Joints and Seams 1 TBD H3.2 Pressure Balance the Ductwork System 1 Yes H4.ENERGY STARE)Bathroom Fans Per HVI Standards with Air Flow Verified 1 H5.Advanced Practices for Cooling TBD H5.1 ENERGY STAR Ceiling Fans in Living Areas and Bedrooms 1 H6.Whole House Mechanical Ventilation Practices to Improve Indoor Air Quality Yes H6.1 Meet ASHRAE 62.2-2010 Ventilation Residential Standards R R R R R TBD H6.2 Advanced Ventilation Standards 1 Tap I H6.3 Outdoor Air Ducted to Bedroom and Living Areas 2 H7.Effective Range Hood Design and Installation Tap H7.1 Effective Range Hood Ducting and Design 1 TBD H7.2 Automatic Range Hood Control 1 Yes H8.No Fireplace or Sealed Gas Fireplace 1 TBD H9.Humidity Control Systems 1 TBD H70.Register Design Per ACCA Manual T 1 Yes H11.HIS Efficienc HVAC Filter MERV 8+ 1 TBD x If.Pre-Plumbing for Solar Water Heating 1 TBD 12.Preparation for Future Photovoltaic Installation 1 I3.Onsite Renewable Generation(Solar PV,Solar Thermal,and Wind) 25 14.Net Zero Energy Home TBD 14.1 Near Zero Energy Home 2 TBD 14.2 Net Zero Electric 4 Yes J1.Third-Party Verification of Quality of Insulation Installation 1 1 TBD J2.Supply and Return Air Flow Testing 1 yes J3.Mechanical Ventilation Testing and Low Leakage 1 TBD J4.Combustion Appliance Safety Testing J5.Building Performance Exceeds Title 24 Part 6 60 15.14% J5.1 Home Outperforms Title 24 Part 6 1 Yes J6.Title 24 Prepared and Signed by a CABEC Certified Energy Analyst 1 TBD J7.Participation in Utility Program with Third-Party Plan Review 1 TBD J8.ENERGY STAR for Homes 1 No J9.EPA Indoor airPlus Certification 2 3.5 J10.Blower Door Testing ., 7Yes7tryways Designed to Reduce Tracked-fin Contaminants I K3. 1 Individual Entryways 2 ro-VOC Interior Wall and Ceiling Paints w-VOC Caulks and Adhesi ves Draft GreenPoint Rated New Home Single Family Checklist Version 6.0 Prop E = u oW W a K4.Environmentally Preferable Materials for Interior Finish TBD K4.1 Cabinets 2 TBD K4.2 Interior Trim 2 TBD K4.3 Shelving 2 TBD K4.4 Doors 2 TBD K4.5 Countertops 1 K5.Formaldehyde Emissions in Interior Finish Exceed CARD TBD K5.1 Doors 1 TBD K5.2 Cabinets and Countertops l 2 TBD K5.3 lntedor Trim and Shelving �._ 2 TBD K6.Products That Comply With the Health Product Declaration Open Standard 2 TBD K7.Indoor Air Formaldehyde Level Less Than 27 Parts Per Billion 2 No K8.Comprehensive Inclusion of Low Emitting Finishes 1 # TBD L1.Environmentally Preferable Flooring 3 275% L2.Low-Emitting Flooring Meets COPE!2010 Standard Method-Residential 3 Yes L3.Durable Flooring t TBD L4.Themrai Mass Floorin 1 Yes M1.ENERGY STAR®Dishwasher 1 TBD M2.CEE-Rated Clothes Washer 1 2 TBD M3.Size-Efficient ENERGY STAR Refrigerator 2 M4.Permanent Centers for Waste Reduction Strategies TBD M4.1 Built In Recycling Center 1 TBD M4.2 Built-In Composing Center 1 M5.Lighting Efficiency TBD M5.1 High-Efficacy Lighting 2 TBD M5.2 Lighting System Designed to IESNA Footcandle Standards or Designed by Lighting Consultant 2 N1.Smart Development Yes N1.1 Infill Site 2 1 1 TBD N1.2 Designated Brownfield Site 1 1 >15 N1.3 Conserve Resources by Increasing Density 1 2 2 TBD N1.4 Cluster Homes for Land Preservation 1 1 N1.5 Home Size Efficiency 0 9 2989 Enter the area of the home,in square feet 4 Enter the number of bedrooms Yes N2.Home)s)/Development Located Within 112 M ile of a Major Transit Stop 2 2 N3.Pedestrian and Bicycle Access N3.1 Pedestrian Access to Services Within 1/2 Mile of Community Services 2 Enter the number of Tier 1 services Enter the number of Tier 2 services Yes N3.2 Connection to Pedestrian Pathways 1 1 TBD N3.3 Tratfic Calming Strategies 2 N4.Outdoor Gathering Places TBD N4.1 Public or Semi-Public Outdoor Gathering Places for Residents 1 ,BD N4.2 Public Outdoor Gathering Places with Direct Access to Tier 1 Community Services 1 N5.Social Interaction TBD NSA Residence Entries with Views to Callers 1 Yes N5.2 Entrances Visible from Street and/or Other Front Doors 1 TBD N5.3 Porches Oriented to Street and Public Space 1 Yes N5.4 Social Gathering Space 1 N6.Passive Solar Design TBD N6.1 Heating Load 2 TBD N6.2 Cooling Load 2 N7.Adaptable Building TBD N7.1 Universal Design Principles in Units 1 1 TBD N7.2 Full-F.... Independent Rental Unit 1 Yes 01.GreenPoint Rated Checklist in Blueprints R R R R R No 02.Pre-Construction Kickoff Meeting with Rater and Subcontrac tors 0.5 TBD 03.Orientation and Training to Occupants--Conduct Educational Walkthroughs 0.5 005 0.5 0.5 TBD 04.Builder's or Developer's Management Staff are Certified Green Building Professionals 0.5 0.5 0.5 0.5 TBD 05.Home System Monitors 1 1 06.Green Building Education TBD 06.1 Marketing Green Building 2 _ TBD 06.2 Green Building Signage 0.5 0.5 R Yes 07.Green Appraisal Addendum R R R R O8.Detailed Durabif Plan and Third-Parry Verification of Plan Ira lementaticm 1-IF INN TBD �gEnter Innovation 1 description here.Enter up to four points at right. °--- TBD Enter Innovation 2 description here.Enter up t0 four points at right. TBD Enter Innovation 3 description here.Enter up to four points at right. TBD (Enter Innovation 4 description here.Enter up to four points at right. Total Available PoiMS in Specific Categories 342 26 131 54 83 48 Minimum Points Re wired in S eiTc Cate ones 50 2 25 6 s s Total Points Targeted 71.3 I 18.8 13.0 12.5 11.0 Draft GreenPoint Rated New Home Single Family Checklist Version 6.0 STAFF REPORT 82 PLANNING COMMISSION DATE: June 10, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2013-00002 — Heritage Park General Plan/Dublin Village Historic Area Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Parcel Map 10259, Vesting Tentative Subdivision Map-Tract 8160, Environmental Impact Report, and Development Agreement for a 6.6-acre site Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The requested project is for the demolition of a 110,000 square foot office complex and reparcelization of a 6.6-acre site for the development of 54 small lot, single- family detached homes and a 14,000 square foot, two-story office building. The Project Site currently is designated Retail/Office under the General Plan/Dublin Village Historic Area Specific Plan and zoned Planned Development. Approximately 5.94 acres would be redesignated as Medium Density Residential, and .61 acres would be reserved for the office building. The Site Development Review addresses both the proposed office building and residential component, and Vesting Tentative Map 8160 would subdivide the 5.94 acre area for the 54 units and an internal circulation system. Overall residential density would be approximately 9.09 units per acre. Five floor plans are proposed and would range in size from 2,012 square feet to 3,167 square feet. The three smallest plans would be available in three architectural styles with the two largest plans available in two. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council certify an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project; 6) Adopt a Resolution recommending that the City Council adopt a Resolution approving General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Heritage Park project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City Council adopt a resolution approving a Site Development Review, Parcel Map 10259 and Vesting Tentative Subdivision Tract Map 8160; and 9) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the ' ritage Perk project. Submitted By Reviewed By Consulting Planner Assistant Community Development Director COPIES TO: Applicant Item 8.2 File Page 1 of 15 G.\PA\2013\PLPA-2013-00002 Heritage Park Office GPA\PC Mtg 6.10.14\PCSR_Heritage_Par1k_6_10_14.doc PROJECT DESCRIPTION: Project Site Heritage Park is located in the southeasterly portion of the Dublin Village Historic Area Specific Plan (DVHASP) area north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941-1550-005-03) as shown on the vicinity map below: rd l ' SITE , VICINITY MAP The current General Plan and DVHASP designation is Retail/Office. The project site is located in the Historic Overlay Zoning District and Planned Development Zoning. The project site currently is developed with a two-story walk-up garden office complex of approximately 110,000 square feet built between 1978 and 1981 . The project site generally is flat with a gradual slope and drainage towards the east/southeast of the site. A number of large trees, some planted at the time of the site's initial development, are located on the site that are considered Heritage Trees and subject to the City's Heritage Tree Ordinance regarding preservation or removal. The Calaveras Fault runs under the project site from the northeast to the southwest. The existing office buildings and site improvements will be demolished. Adjacent and Surrounding Land Uses: Uses surrounding the proposed Heritage Park Project site include: • To the north — The three properties along Dublin Boulevard include: A gas station at the corner of Dublin Boulevard and San Ramon Road; Frankie, Johnnie and Luigi's Italian restaurant, which shares reciprocal access with the project site, and the historic Green Store building currently used as a church which also shares reciprocal access. • To the south —CalTrans right-of-way associated with the westbound 1-580 on-ramp from 2of15 San Ramon Road and drainage channel associated with the drainage of Dublin Creek. • To the east — San Ramon Road. • To the west — Donlon Way and the Dublin Historic Center and Park. Current Request The current request for the proposed Heritage Park project includes: • General Plan/Specific Plan Amendment — To change 5.94 acres from Retail/Office (RO) to Medium Density Residential (MDR) (6.1 to 14.0 units per acre); .61 acres would remain RO. • Planned Development Rezoning —Planned Development Rezone with related Stage 1 and Stage 2 Develop Plan. • Site Development Review — To construct a 14,000 square foot office building with related site improvements, and a 54-unit neighborhood of single-family detached homes. • Subdivisions - 1) Parcel Map 10259 to allow the separation of properties for development of residential and commercial uses, and 2) Vesting Tentative Subdivision Tract Map 8160 to allow the subdivision of 54 lots. • Development Agreement — between the City of Dublin and Bates Stringer Ventures for the Heritage Park Project. • Environmental Impact Report - The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses. ANALYSIS: General Plan & Dublin Village Historic Area Specific Plan Amendment The Applicant proposes to amend the General Plan and Specific Plan land uses as follows: TABLE 1: General Plan/Specific Plan Land Uses Existing Proposed Use acres acres RO Retail/Office 6.57 .61 MDR Medium Density Residential 0 5.94 Total 6.55 6.55 3of15 The existing and proposed General Plan and Specific Plan land use designations are shown on the Land Use map, below: EXISTING LAND USE PROPOSED LAND USE sp"t Ran 2r - •' e+ �v Y y �yAY band Project Site qq Project Site T71 X _ tsll'! w r L. General Plan and Specific Plan Land Use Designations The requested amendments to the General Plan and DVHASP would require adjustments to various figures, texts, and tables in the General Plan and DVHASP to ensure consistency throughout the documents. A Resolution recommending City Council approval of a General Plan and DVHASP Amendment is included as Attachment 1 with the City Council Ordinance included as Exhibit A. Planned Development Zoning The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezoning addresses the plan currently proposed for 54 single- family detached units and a 14,000 square foot office building. The proposed Stage 1 and Stage 2 Development Plan includes the following. Please refer to Attachment 2, Exhibit A for the complete Stage 1 and 2 Development Plan. 1. A list of permitted, conditional and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations/Standards 8. Architectural Design Standards 9. Landscape Design Standards 10. Inclusionary Zoning Regulations 4of15 A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for the Heritage Park project is included as Attachment 2, with the City Council Ordinance included as an Exhibit A. SITE DEVELOPMENT REVIEW The Applicant requests approval to construct a 14,000 square foot office building, 54 single- family detached homes and related site improvements. The following is a discussion of the commercial and residential project components. The project plans are included as Attachment 3. Commercial Parcel The .61 acre area to remain as Retail Office (RO) will be located at the northwesterly corner of the project site separate from the residential development. Development of the site is proposed as a 14,000 square foot, 2-story office building with an on-site parking area. A beneficial addition and highlight to the historical and cultural character of the project area is the relocation of the Challenge Dairy Products headquarters which will consolidate and relocate from a portion of the existing Heritage Park Office building to the proposed building to be constructed for their use. The Challenge Dairy Products, established in 1911, has a long history with the Dublin community. The two-story office building has been designed to fit into the rural context of the adjacent Historic Center and Kolb Farm Craftsman house. The presence and operations of this company will contribute to the historic character of this district. Site Layout The commercial site would have approximately 86 feet of frontage along Donlon Way. The parking area for this commercial site would be accessible from reciprocal access easements with the adjacent church and restaurant properties along the northerly boundary of the project site (Attachment 3, Page TM04). Reciprocal access has been utilized for these properties since development of the existing office project improvements. The parking area for the proposed commercial building would be shared with the two adjacent properties located north of the project site (Church of Christ and the Frankie, Johnnie and Luigi's restaurant) adjacent to Dublin Boulevard. There is an existing shared parking agreement between the Heritage Office complex, Frankie, Johnny and Luigi's restaurant and the Church of Christ to share the currently established parking spaces and access aisles In conjunction with the proposed project, circulation improvements would be made to the three adjoining properties which currently sharing reciprocal access with the Heritage Park commercial site. Those new improvements would include new parking lot pavement between the restaurant and church, new driveway aprons on Donlon Way and Dublin Boulevard, and parking lot landscaping. No other improvements are proposed for Dublin Boulevard or San Ramon Road. As a shared parking agreement already exists between the three properties the Applicant updated the plan for the proposed reconfiguration of the access and number of parking stalls. This analysis was reviewed by the City Traffic Engineer and was found to be adequate to address the uses currently proposed due to the countercyclical days and hours of operation. The analysis is included as Attachment 4. 5 of 15 Attachment 3, Sheet L-1.0 of the Landscape plans shows the parking areas. A parking study was prepared for the Heritage Park project which was reviewed and approved by the City's Traffic Engineer. It indicated that a shared parking arrangement could be supported through a shared parking agreement to achieve required parking counts during peak hours of operation. A shared parking agreement will be required as a Condition of Approval. Architecture The low porch roof modulates the scale of the building, and the higher gable roof elements serve as accents on the building elevations. The building entry would be oriented toward the north side of the building and would be accented with a gable end vent detail and a lattice trellis with flowering vines. The building would have conference areas, and an outdoor patio wraps its northwesterly corner. Windows would be multi-paned in keeping with the Craftsman elements. Building materials include a combination of vertical board and batten siding, shingle siding, wood trim, and a river rock stone veneer base creating a strong connection to the ground. The building design, colors and materials are compatible with the architectural style and conform to the Design Guidelines of the DVHASP. All signage would remain subject to the City's Sign Ordinance. Please refer to Attachment 3, Architectural Plans — Office, Pages AO-A3 and CB. Landscape A portion of the existing church/restaurant site is to be disturbed to create additional drive aisles, parking and water quality elements. This area, in addition to the area surrounding the proposed office building, will be heavily landscaped. A building setback from Donlon Way will provide a significant amount of buffering trees and plant material. New accent trees will be planted throughout the commercial/church/restaurant area, further embracing the overall landscape pallet. Please refer to Attachment 3, Landscape Plans, Page L-1.2. Residential Access & Circulation The Heritage Park residential area would be accessible from a private street off Donlon Way shown on the plans as Street A. The circulation system generally loops through the site also to include Streets B, C, D, and E. Site Layout/Plotting The homes are arranged as a traditional neighborhood with front entries oriented towards the street and two-car garage access facing the street in front. A row of seven homes with the largest lots and the largest floor plans faces Donlon Way and the Historic Park and Heritage Center. In order to blend with the Historic structures in the Park across the Street, the Applicant chose to provide larger wider homes fronting Donlon Way to further enhance the historic look of the area and to comply with design parameters in the Dublin Village Historic Area Specific Plan. The homes have garages set further back from the sidewalk. The architecture of these homes are commensurate with the style of home built in a more historic setting and significant landscape features such as unique sidewalks, embellished driveway detail, fences and landscape patterns have all been utilized to further enhance the historic character of the area. The project has been laid out with specific floor plans plotted for each lot based on lot size and maximum coverage requirements. Plans 1, 2, and 3 make up the majority of the project and are all located off Donlon Way but incorporate much of the historic detail embodied on the larger homes fronting Donlon Way. Seismic - As stated above, a geologic feature generally known as the Calaveras Fault has been identified as running under the project site from the northeast to the southwest. Street C within 6of15 the proposed Heritage Park project generally provides a 25-foot seismic setback on either side of the fault line. Detailed analysis, borings, trenching and calculations were prepared and reviewed by the Public Works Department and their geological consultants who ultimately determined that a 25 foot set back from the fault was appropriate. The Building Official also reviewed all of this data and agreed with the findings. Specific Conditions of Approval have been applied to this project to address the fault line (See Attachment 5, Exhibit A, Conditions of Approval #44, 83 and 84). Landscaping/Streetscape Plan Landscaping - In addition to the classic American architectural styles, this neighborhood is intended to project a traditional single family residential neighborhood by taking advantage of the adjacent park and cultural center, historical buildings, and heritage trees. The landscaping is generous and has been designed to be compatible and complement the architecture as to theme and character of the residential structures. In addition to the stone clad entry pilaster, plantings and hardscape elements are used to create neighborhood identification and an attractive community facade. The driveway entry would be improved with enhanced paving materials. The overall landscape concept and planting plan is shown on Attachment 3, Sheets L-1.0 and L- 1.1 along with the proposed palette of trees and shrubs. All project streets, perimeter sidewalks, interior sidewalks, paths, and common areas are shaded and enhanced by trees and plantings. Each lot would be provided with a street tree. The bio-retention areas along the southerly boundary of the site would be screened with vegetation. Pedestrian circulation is accommodated by a system of sidewalks on both sides of the streets separated from the curb by a landscaped strip. This configuration by is recommended and complies with the streetscape design for the DVHASP. The landscape plans have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both interior and corner lots for each of the floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. The Landscape Plans also indicate the type and styles of walls and fencing that will be used within the project. Low fences with wooden gates would be used along the Donlon Way frontage. Styles are shown on Attachment 3, Sheet L-5 and include: a) decorative wooden fence with wood post and concrete caps, b) brick pilasters with picket gate and fence, and c) brick pilaster with wooden picket gate and hedge. Trellis over the entry walk or driveway are proposed for those lots facing the park. A sound attenuation wall would be constructed for the rear of those properties abutting the CalTrans right-of-way where access is not needed with vines planted to deter graffiti. Tot Lot — A tot lot of approximately 1,860 square feet is shown as an amenity within an area adjacent to the guest parking located at the northerly edge of the project site abutting the adjacent restaurant use along Dublin Boulevard. (See Attachment 5, Exhibit A, Condition of Approval No. 18 and Attachment 3, Alternative Site Plan with Tot Lot, TM08). Streetscape — Streetscape improvements generally are addressed in the landscape plans. New improvements to Donlon Way would remove the existing meandering sidewalk and replace all frontage improvements with those reflecting the streetscape design and character adopted for 7of15 the DVHASP area including a wider parkway, landscaping, bulb out to accept larger trees, and lighting. The existing black walnut trees along Donlon Way are in poor condition, heavily pruned in an effort to keep their limbs from interfering with the overhead utility lines (which will be undergrounded with this project) and are nearing the end of their useful life. The City's arborist evaluated these trees and determined that the majority were not of sufficient quality to keep. However, to mitigate the loss of these trees, the Applicant will make a contribution of $19,000 toward the Orchard in the adjacent Heritage Park. (See Attachment 5, Exhibit A, Condition of Approval No. 16). This figure was based on the arborists estimate as to the trees' value. Additionally, with concurrence from Public Works, the Applicant is proposing to create bulb outs into Donlon Way to provide larger planting areas sized to accommodate larger specimen trees. (See Attachment 3, Landscape Tab, Sheet L-2). This larger area and the larger trees will provide more of a look representative of a project that has been in existence for some time, rather than a new development. This will blend better with the historic nature of the area. The larger planning area will also allow for a better chance for the trees long term survival. Heritage Trees - A number of large mature trees have been identified on the project site and adjacent properties. The proposed project would remove 107 trees, 16 of which are identified as Heritage trees. Thirty trees (30) would be preserved including three Heritage trees all located along the perimeter of the project site. Tree removal is necessary to add additional dirt to the site in order to accomplish proper slope for gravity sewers (DSRSD does not allow pump stations) and proper storm drainage. The on- site trees to be removed cannot be retained due to the need to add additional dirt to the site. A number of Heritage tees and non-Heritage trees on the adjacent restaurant and church site will be preserved regardless of the proposed parking lot improvements for reciprocal access and parking areas. The table on Sheet TM03 of the project plans (Attachment 3) shows the removal of trees from the project. Compliance with the Heritage tree retention and removal program is included as Condition of Approval No. 16. Upon approval of this project, the Applicant would apply for a Heritage Tree Removal Permit in accordance with the requirements of the Heritage Tree Ordinance. Architecture Styles/Elevations Residential - As a concept, the proposed architectural design for all products is based on influences to historic American styles. The proposed architectural styles proposed styles are: (A) Craftsman, (B) American Traditional (Foursquare), (C) Cottage, and (D) American Farmhouse, (E) American Fourquare. • For Plans 1, 2, and 3, the elevations styles are: (A) Craftsman, (B) Traditional, and (C) Cottage. • For Plan 4, the elevation styles are: (C) Cottage and (D) American Farmhouse. • For Plan 5, the elevation styles are: (A) Craftsman and (E) American Foursquare Each style is identified and described with standards for elements such as: 1) roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. Roll-up garage doors would be installed specific to each style and coordinated with each color scheme. Each style generally is described as follows: 8of15 (A) Craftsman — This style is evident in the area with the buildings within the historic park. Based on the plotting plan, approximately 18, or one third of the units, would be built in the Craftsman style. Four color and materials schemes (1 — 4) would be available for this style. This style features low pitch gable roofs with gable end_ details in the form of vertical or horizontal siding. Exterior materials are stucco on the lower levels with a brick stone clad base. Second levels are finished with exterior shingles. Deep front porches are supported with brick or stone-clad columns or tapered cylinders with simple capitals on a brick or stone base for Plan 5. Windows are grouped, and both windows and doors feature heavy trims with multiple glass panes within the upper portions. Corbels and wood trim accent the eaves. (B) Traditional - Roof forms are steeper pitched in hip or gable forms. Exterior materials are stucco on the ground level with horizontal lapsiding on the upper level. Elements are vertical with square columns, thinly louvered porch and balcony railings, and windows flanked by shutters. Louvered vents are used to embellish gable ends. Windows have multiple panes in the upper portions. For Plan 5, the Traditional style is described as Foursquare with narrower columns, symmetrical window panes, narrow vertical wooden railings, and an accent dormer. Three color schemes (5- 8) would be available which would be shared among the American Traditional (Foursquare), and Farmhouse styles. Approximately 18, or one third of the units, would be built in the Traditional or Foursquare style. (C) Cottage — This style features steeply pitched roofs in hip form or gable enhancements. Gables would be embellished with simple gable end vents. Exterior material primarily is stucco. Railings are wooden with cookie-cutter details. Windows grouped in twos or threes and are accented with heavy trim and pot shelves supported with corbels. Accent windows may be round, and doorways may be arched or enhanced with sculpted trim. A bay window with wood paneled base and metal roof over the projection are featured on Plan 3. Two color schemes (9 and 10) would be available for this style. Approximately 16 units or 30% would be built in this style. (D) American Farmhouse — This style is identified by simple gable roof forms. Gable end vents are simple and vertical. Exterior materials are lapsiding with brick accents. Porches feature narrow wooden columns and wooden railings. Windows are singular with symmetrical panes. This style is available only for Plan 4 which features a bay window with a brick—clad base and metal roof over the projection. Only two lots are plotted with this Plan and style. (E) American Foursquare - Roof forms are lower pitched in hip forms. Exterior materials are horizontal lapsiding. Elements are vertical with square columns, thinly louvered porch and balcony railings, and windows flanked by shutters. Windows have multiple panes in the upper portions. For Plan 5, the Traditional style is described as Foursquare with narrower columns, symmetrical window panes, narrow vertical wooden railings, and an accent dormer. Three color schemes (5- 8) would be available All elevations visible from the public right-of-way would be enhanced. Floor Plans Each home is two stories. Floor plans are offered as a three or four-bedroom unit with a number of options for increasing the bedroom count per plan. The ground floor of each unit is 9 of 15 arranged as a "great room" with open living and kitchen areas. Plans 3, 4, and 5 have dining areas integrated into the `great room.' All kitchens have an island, and all but Plan 5 have a walk-in pantry. Plans 1 , 2, and 3 may be built with an optional California Room described as an outdoor room with finish surfaces and fireplace. At a minimum, each plan is provided with a ground floor powder room. All plans, except for Plan 1, provide (or provide an option) for a ground floor bedroom with adjacent full bathroom. Plans 1, 2 and 3 offer an optional fireplace in the great room. All plans have a covered front porch. On the second floor, each unit has at least 3 bedrooms and 2 bathrooms, including a master bedroom with en suite bathroom and at least one walk-in closet. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. With exception of Plan 5, all laundry rooms are on the second floor, and all laundry rooms (except for Plan 1) are equipped with a wash basin. Each unit is provided with a 2-car street-facing garage. Plan 5 has a third enclosed space provided in a tandem arrangement within the garage. All floor plans offer a Universal Design Ordinance (UDO - handicapped accessible) option. Floor plan details are shown in Table 3, below. TABLE 3: Floor Plans Plan Square Feet Bedrooms Bathrooms Parking Elevations Stories Units No. 1 2,012 sf 3 + 1 2'/z 2 A, B, & C 2 19 35% 2 2,438 sf 4 + 1 2'h or 3 2 A, B, & C 2 13 24% 3 2,676 sf 4 + 1 3 2 A, B, & C 2 15 28% 4 3,102 sf (bonus) 3'/2 2 C & D 2 3 6% 3 + 1 + 1 5 3,167 sf (bonus & 2'/z +1 3 A & E 2 4 7% library) Total 54 100% Elevations: (A) Craftsman, (B) Traditional , (C) Cottage, and (D) American Farmhouse, (E) American Foursquare. In addition to the features described above, the floor plans are described as follows: Plan 1 — Plan 1 is a 3-bedroom unit with an optional fourth bedroom/den, it is the smallest at 2,012 square feet. In addition to the 2 full bathrooms on the second floor, the ground floor has a powder room or half bathroom. Plan 1 would be constructed on nineteen lots, or 35%, of the Heritage Park project. Plan 1 is available in three architectural styles and would be situated on the smallest lots. Plan 2 — Plan 2 is 2,438 square feet with 4 bedrooms and a downstairs den off of the entry which optionally may be built out as a fifth bedroom with a full bathroom nearby. A small study/tech area is located near the second floor landing, and the master bedroom would have access to a deck. Thirteen units, or 24% of the lots, would be built with Plan 2 on the intermediate lot size along with Plan 3. Plan 3 — Plan 3 is a 4-bedroom unit with an optional fifth bedroom/loft within 2,676 square feet. A large linen closet is located on the second floor and the master suite provides two 10 of 15 walk-in closets. A full bathroom is located on the ground floor near a den that may be built out optionally as a fifth bedroom. Fifteen units, or 28%, would be built with Plan 3 on lots comparable in size to Plan 2. Plan 4 — Plans 4 and 5 are the larger units on the larger lots overlooking Donlon Way and the Dublin Historic Center. Plan 4 is 3,102 square feet. The second level bonus room may be built out as a fifth bedroom. The California Room would not be available to Plans 4 and 5. Three of the 7 lots facing Donlon Way would be built as Plan 4 in one of two architectural styles. Plan 5 — Is the largest at 3,167 square feet and, along with Plan 4, would be oriented towards the park. Plan 3 offers a third tandem parking space in the garage. This additional garage area would not have build-out options. However, a downstairs library may be built out as a fourth bedroom with a full bathroom nearby, and an upstairs bonus room may become a fifth bedroom. Plan 5 is laid out with a formal dining area and a butler's pantry. Bedrooms 2 and 3 upstairs each have a walk-in closet and the master suite has two. Parking - As with most single-family detached projects, each unit requires two enclosed parking spaces per unit with one guest space per unit that may be provided curbside on the driveway or in dedicated parking areas. Based on this standard, the residential parking required for the Heritage Park project would be 324 spaces. The enclosed parking requirement is satisfied by the two-car garages provided with each unit for a total of 108 enclosed parking spaces. Guest space parking is satisfied in driveways (where permitted), curbside along internal streets, perpendicular parking in dedicated areas (9 spaces) and along Donlon Way. The location of parking provided is shown on Attachment 3, Sheet TM04. A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review is included as Attachment 5. Affordable Housing/Inclusionary Zoning — The proposed Heritage Park project would be subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations, which requires 12.5% of the units constructed to be provided as affordable or requires payment of an in-lieu fee. The Applicant has proposed to pay an in-lieu fee and that requirement is documented in Attachment 5, Exhibit A, Condition of Approval #15. Public Art Compliance — The proposed project is subject to a Public Art Compliance Report The Public Art Compliance Report and its findings will determine the trigger point by which this project complies with or is exempt from the Public Art program which typically would be satisfied by a public art installation or payment of in-lieu fees. An appropriate Condition of Approval has been included. (See Attachment 5, Exhibit A, Condition of Approval #14). Parcel Map Parcel Map 10259 is necessary to create a parcel for the commercial component of the project and for phasing and sale and leasing purposes only. The Parcel Map would be subject to Conditions of Approval, and the 6.6 acre site initially would be subdivided as follows: 11 of 15 TABLE 4: PARCEL MAP Parcel Acreage A .43 B .19 C 2.98 D 3.00 Total 6.6 Vesting Tentative Tract Map The Vesting Tentative Tract Map (See Attachment 3, Tentative Tract map tab, Sheet TM01) proposes to subdivide the 6.6 acre property into the 54 residential lots, the one commercial retail lot for Challenge Butter as well as various lots for parking, landscaping, Bio-Retention and AT&T access to an existing facility behind the Shell Gas Station. Conditions of Approval are included in the Resolution recommending approval (Attachment 5, Exhibit A). All utilities are available at the property line. All perimeter streets and right-of-way already have been dedicated, and perimeter streets have been improved. Perimeter sidewalks and landscaping would be constructed as part of this project. DEVELOPMENT AGREEMENT California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to obtain certain commitments and establish certain development rights for the property. The proposed Development Agreement addresses the entire 6.6-acre Heritage Park Project. Development Agreements are approved by an Ordinance of the City Council upon recommendation by the Planning Commission. The proposed Development Agreement was drafted with input from City Staff, the project Applicant, property owner, and the City Attorney based on the standard Development Agreements prepared by the City Attorney and adopted by the City Council. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project. The Development Agreement becomes effective for a term of five (5) years from the date of approval by the City Council. The City also benefits from entering into the Development Agreement with the property owner. The Applicant has offered a Community Benefit Payment of $6,000/unit for a total of $324,000 payable on or before the recordation of the first final subdivision map for the Project creating the residential lots. The Community Benefit Payment will be applied to future investment and development of the City's heritage assets, including but not limited to the Heritage Park and Museums site. The Agreement is a contract that establishes obligations for both parties. In order to ensure that the City receives the community benefit payment under the Agreement, the Project Approvals will not take effect until the Agreement takes effect and is recorded on the Heritage Park Project. A Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project is included as Attachment 6, with the Ordinance included as Exhibit A and the Development Agreement included as Exhibit B. 12 of 15 CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The proposed amendments to the General Plan and the Dublin Village Historic Area Specific Plan reflect land uses that are compatible with preservation and restoration of the historic character of the area. The proposed commercial use is intended to serve as the headquarters of a use with a long-standing historic connection to the City of Dublin. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Stage 1 Planned Development rezoning and proposed Stage 2 Development Plan would be consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan and the Dublin Village Historic Area Specific Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning and design details and integration with the Historic Park. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Subdivisions. ENVIRONMENTAL REVIEW: The Project is located in the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149-06. The previous environmental analysis was updated for the Project through a project- and site-specific Heritage Park Environmental Impact Report ("EIR", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses and was circulated for a 45-day public review and comment period. Given the proximity of the Project to the Dublin Historic Park, aesthetics and cultural resources impacts were a particular focus of the EIR. A number of potential impacts were identified, most of which can be mitigated to less than significant. No significant unavoidable impacts were identified in the EIR. Following the public review period, the City prepared a Final EIR containing written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the commenters. The Final EIR, which includes the Draft EIR and written responses to comments, is incorporated herein by reference and is available for review in the Planning Division at City Hall during normal business hours. A Resolution recommending that the City Council certify an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project is included as Attachment 7 with the Draft and Final EIR included as Exhibit A and B. 13 of 15 PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution recommending City Council approval of General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project, with City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with Ordinance attached as Exhibit A. 3. Applicant's submittal package dated May 7, 2014 4. Shared Parking Analysis for Heritage Park office/Church/Restaurant Uses by TJKM, Dated September 9, 2013, 5. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit, Parcel Map and Vesting Tentative Subdivision Tract Map 8160 for the Heritage Park Project, with the City Council Resolution included as Exhibit A. 6. Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project, with the Ordinance attached as Exhibit A. 7. Resolution recommending that the City Council certify an Environmental impact Report and adopt CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program for the Heritage Park Project with the City Council Resolution included as Exhibit A. 14 of 15 GENERAL INFORMATION: APPLICANT: The Stringer Company, on behalf of Bates Stringer Ventures 875 Orange Blossom Way Danville, CA 94526 Attn: Scott Stringer PROPERTY OWNER: Office Building: Cranbrook Realty Investment Fund, L.P. 4701 Sisk Road, #101, Modesto, CA 95656 Church: Tri-Valley Church of Christ, a California Non- Profit Corp Tim Bormann/Elder, Rob Liszt/Elder, Jay Wyant/Elder 11873 Dublin Blvd., Dublin, Ca. 94568 Restaurant: Frankie, Johnnie and Luigi Too!, a California Limited Partnership Frank P. D'Ambrosio/General Partner, John V. D'Ambrosio/General Partner, Donald D. D'Ambrosio/General Partner 1282 Hammerwood Ave., Sunnyvale, Ca. 94089 LOCATION: 11875 Dublin Boulevard - The project is located north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941-1550-005-03) ZONING: Existin — PD and Historic Overlay Proposed— PD-Medium-High Density Residential, PD- Retail/Office and Historic Overlay GENERAL PLAN & DUBLIN HISTORIC AREA SPECIFIC PLAN: Existin — Retail/Office (RO) Proposed— Medium Density Residential (MDR) and Retail/Office (R/O) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Retail/Office and Gas Station, Restaurant, North C-1 Parks/Public Recreation AT&T facility, and Historic and PD (south side of Dublin Boulevard) Building used as Church Vacant - drainage channel and South C-1 Retail/Office 1-580 right-of-way Downtown Dublin Transit Oriented East DDZD (Zoning) District/West Dublin Office/Commercial BART Specific Plan Area (across San Ramon Road) West PD Parks/Public Recreation Park, Heritage Center, and (across Donlon Way) Museum with Historic Buildings 15 of 15 RESOLUTION NO. 14-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING GENERAL PLAN AND DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN AMENDMENTS FOR THE HERITAGE PARK PROJECT PLPA-2013-00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small-lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report (EIR) for the Project; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on June 10, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, the Planning Commission reviewed and considered the Final EIR and all reports, recommendations and testimony prior to making its recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the City Council adopt a Resolution approving General Plan and Specific Plan amendments for the Heritage Park project, which resolution is attached as Exhibit A and incorporated herein by reference. 1 ATTACHMENT 1 PASSED, APPROVED, AND ADOPTED this 10th day of June 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chair Assistant Community Development Director 2276790.1 2 RESOLUTION NO. XX-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE GENERAL PLAN AND DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN FOR THE HERITAGE PARK PROJECT PLPA-2013-00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report for the Project; and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan amendment. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, on June 10, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council certify the Final EIR for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on June 10, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council approve the proposed General Plan and Specific Plan Amendments, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan Amendments, for the City Council; and 1 EXHIBIT A TO ATTACHMENT 1 WHEREAS, the City Council held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on , 2014 , at which time all interested parties had the opportunity to be heard; and WHEREAS, on , 2014 , the City Council adopted Resolution xx-14 certifying the Heritage Park EIR and adopting CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Project; and WHEREAS, the City Council considered the certified EIR and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council finds that the General Plan and Specific Plan amendments, as set forth below, are in the public interest, will promote general health, safety and welfare, and that the General Plan as amended will remain internally consistent. The Project is consistent with the guiding and implementing policies of the General Plan in each of its Elements and will allow for redevelopment of the site for office and residential uses in a developed area and will be compatible with the adjacent Dublin Heritage Park and Museums. The development of the project is consistent with the goals and policies of the General Plan Elements. The General Plan Amendments noted below will ensure that the implementation of the proposed project is in compliance with the General Plan and that each element within the General Plan is internally consistent. BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the General Plan: Figure 1-1 (Land Use exhibit) shall be amended for the project site as shown below to change the land use designation on a 5.96 acre portion of the project from Retail/Office to Medium Density Residential. s i �` >. `• lam? y � V zt DUALIN VILLAGE NISTOPJC AREA SPECInC PLAN PROPOSED GENERAL PLAN LAND USES 2 Table 2.1 (Land Use Development Potential: Primary Planning Area) shall be amended as shown below (table footnotes not included): Table 2.1 - LAND USE DEVELOPMENT POTENTIAL: PRIMARY PLANNING AREA CLASSIFICATION ACRES INTENSITY UNI I ., ..., w.. RESIDENTIAL Acres Dwelling Dwelling Units Persons/ Population Units/Acre Dwelling Unit " Low Density Single 44.0 0.5-3.8 22-167 2.7 59-451 Family 1 Single Family 901.9 0.9-6.0 812-5,411 2.7 2,192-14,610 Medium Density 196.54 6.1-14.0 1,199-2,752 2.7 3,237-7,430 Medium-High 178.4 14.1-25.0 1,105-1,960 2.7 2,983-5,292 Medium-High and 11.2 14 1-25 0 158-280 2.7 427-756 Retail/Office Mixed Use 15 3 6 1-25 0 93-382 127 251-1,031 TOTAL: 1,247.34 2,389-10,952 9,149-29,570 DOWNTOWN Acres Dwelling Dwelling Persons/ Population DUBLIN SPECIFIC Units/Acre Units Dwelling Unit PLAN AREA Medium, Medium- 2302 6.1-25.1+ 1,3002 2 7 3,5104 High or High Density DOWNTOWN Acres Floor Area Square Feet Square Feet/ Jobs4 DUBLIN SPECIFIC Ratio(Gross) (millions) Employee PLAN AREA Village Parkway 32.9 .35 50 200-450 1,111-2,500 District Retail District 1131 .60 2.96 200-450 6,578-14,800 Transit-Oriented 84.2 1.2 4.40 , 200-450 9,778-22,000 District 230.2 7.86 17,467-39,300 COMMERCIAL Acres Floor Area Square Feet Square Feet/ Jobs4 Ratio(Gross) (millions) Employee 1 Retail/Office 1339 25-.60 .37-.89 200-450 822-4450 Retail/Office& 40.8 .25-.50 .44-.89 220-490 898-4,045 Automotive Campus Office 0 .25-.80 0 260 0 Business Park/ 102.8 .30-.40 1.34-1.79 360-490 2,735-4,972 Industrial_ Business Park/ 567 .25-40 .62-99 360-490 1,265-2,750 Industrial:Outdoor Storage Medium-High and 11.23 25-.60 .12-.29 - - 200-450 267-1,450 Retail/Office _ Mixed Use 1531 30-1 00 20-67 200-400 500-3,350 TOTAL: 260.7 3.09-5.52 6,478-21,017 PUBLICISEMI- Acres I Floor Area Square Feet Square Feet/ Jobs4 PUBLIC/OPEN Ratio(Gross) (millions) Employee SPACE 3 Public/Semi-Public 38.2 .50 .83 1590 1,407 Facilities ' Semi-Public 0 .50 0 590 0 Facilities SCHOOLS Acres Floor Area Square Feet-i < Square Feet/ Jobs Ratio(Gross) (milli Employee Elementary Schools 1 87.8 50 1.91 590 3,237 Middle Schools ::J-60 [.50 .13 590 220 High Schools 505 .50 110 590 1,864 PARKS/PUBLIC Acres Number RECREATION Neighborhood Parks 190 5 Community Parks 49.8 5 Regional Parks 0 0 Open Space 4285 Stream Corridor 52.9 TOTAL: 732.7 3.97 6,728 ACRES DWELLING POPULATION SQUARE FEET JOBS UNITS (MILLIONS) 3,689-12,252 12,659-33,080 14.92-17.35 30,682 1 For dwelling units,population and jobs,a decimal fraction of.5 or less is disregarded,a decimal fraction greater than .5 is rounded up to the nearest whole number. 2 Refer to the Downtown Dublin Specific Plan. 3 Not included in Grand Total as it is already accounted for under the Residential classification. 4 The Jobs range has been calculated by dividing the minimum square feet(millions)with the maximum square feet/employee and dividing the maximum square feet/employee, Before dividing,the square feet(millions)must be multiplied by 1,000,000. Table 2.4 POTENTIAL RESIDENTIAL SITE: PRIMARY PLANNING AREA L PLAN LAND US DATE N0.* UNITS 'CONSTRUCTED (IF APPLICABLE) ID nlon Canyon(California 1 197 246 Medium High Density 1998 gh lands -------------- – Valley Christian Center 2 15t 22 Medium High Density Starward 3 2.4 31 Medium Density 2000 Starward Row 4 0.77 10 Medium High Density 2007 WicklowSquare 5 0.59 54 High Density 2005 Downtown Dublin Specific 6 294 1,300 Village Parkway District Plan Area Retail District Transit Oriented District Bancor:Alcosta 7 4.62 56 Medium High Density 2008 Dublin Housing Authority 8 23.8 378 Medium Density 2013 Park Sierra Phase 1 9 8.9 209 Medium High Density 2000 Park Sierra Phase II 10 5.7 74 Medium Density 2000 Archstone 11 7.39 177 Medium High Density 2003 Trumark: Scadett Place 12 4 60 Medium High Density 2003 Bancor: Pak N Save(Tralee) 13 10.61 233 Medium High Density 2012 Heritage Park 14 5.94 54 Medium Density *Site Map Numbers correspond to numbered areas on Figure 2-1:Sites for Housing Development 4 BE IT FURTHER RESOLVED that the City Council hereby finds that the amendments to the Dublin Village Historic Area Specific Plan are consistent with the Dublin General Plan as amended because the amendments conform to the Specific Plan to match the change in the General Plan land use designations for the Project site and make other corresponding changes based on that change in land use. BE IT FURTHER RESOLVED that the City Council hereby adopts the following amendments to the Dublin Village Historic Area Specific Plan: Table 1: Maximum Development Potential in the Specific Plan area (Existing develo ment acreage andsquare foots e from the Alameda County Assessor's Office—Current as of July 2014 SP/GP land Amount of Amount of Floor to Area Development Difference use category existing proposed Ratio or Potential under development acreage in number of Specific Plan Specific Plan dwelling units area Retail/Office 217,882 square 6.61 acres .25 to .60 FAR Up to 172,759 -45,123 SF feet on 20 acres Medium Density 0 5.94 6.1 - 14 Up to 83 +83 units/acre Med/High 150,656 sf 8.28 acres 14-25 Up to 207 units +31 units Density (176) units) on units/acre 8.28 acres Business 56,054 square 8.95 acres .30 to .40 FAR Up to 154,202 +98,148 SF Park/Industrial feet on 8.95 SF Parks/Public 6,344 square 10.07 acres No specific 7,144 SF* +800 SF Recreation feet on 2.52 development acres intensity noted TOTAL 279,770 SF and 334,105 SF and +53,825 SF 176 units on 290 units and 114 units approx. 39.75 acres 'Draft Dublin Historic Park Draft Master Plan proposes an 800 square foot pavilion/classroom building. Exhibit 2: Shall be revised to reflect the current boundaries of the Downtown Dublin Specific Plan. Exhibit 4: Dublin Village Historic Area Specific Plan Existing Land Uses p � � E■AiMt n, uu a, Existing as of July 2014 Section 4.5 add: Medium Density Residential designation for a 5.94 acre site which permits residential units at a density of 6.1-14 du/acre, and Retail/Office designation for a majority of the project area, which allows shopping centers, retail shops, eating establishments, business and professional offices, motels, and service stations. There are approximately 14.06 acres that are currently designated Retail/Office, of which 1.65 acres are vacant parcels. Section 4.5 add: Page 15: PD: Planned Development,... (in this case, a combination of commercial office, residential, restaurant and church uses). Exhibit 5: Dublin Village Historic Area Specific Plan Existing General Plan Land Use _ t t �s. { a. v •. nWMrY..Yw ' fi ss 1 �wsr xw..en.w. . Existing as of July 2014 Section 5.3 Land Use Categories to add: Medium Density Residential designation which permits residential units at a density of 6.1-14 du/acre. Exhibit 6: Dublin Village Historic Area Specific Plan Zoning ExrWtS Existing as of July 2014 6 Exhibit 10: Dublin Village Historic Area Specific Plan Land Use Plan l J F Existing as of July 2014 BE IT FURTHER RESOLVED that this approval shall not take effect until the Ordinance adopting the Development Agreement for the Project takes effect and is recorded on the Property. PASSED, APPROVED, AND ADOPTED this day of 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2276769.1 GAPAT0131PLPA-2013-00002 Heritage Park Office GPAIPC Mtg 6.10.141CC Reso GPA SPA Heritage Park.docx 7 RESOLUTION NO. 14-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE REZONING THE HERITAGE PARK PROJECT SITE TO PD-PLANNED DEVELOPMENT AND APPROVING A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN PLPA 2013-00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small-lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report (EIR) for the Project; and WHEREAS, on June 10, 2014, the Planning Commission held a properly noticed public hearing on the Project, including the proposed PD rezoning, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Project, including the PD rezoning, for the Planning Commission; and WHEREAS, on June 10, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council certify the Final EIR for the Project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the Planning Commission reviewed and considered the Final EIR and all reports, recommendations and testimony prior to making its recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. 1 ATTACHMENT 2 OEM BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt the ordinance attached as Exhibit A and incorporated herein by reference, which ordinance rezones the Heritage Park site to Planned Development and approves a related Stage 1 and Stage 2 Development Plan. The Planning Commission recommendation is based on the Staff Report analysis and recommendation and on the findings set forth in the attached Draft Ordinance. PASSED, APPROVED, AND ADOPTED this 10th day of June 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 2276820.1 ORDINANCE NO. xx— 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN REZONING THE HERITAGE PARK PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA-2013-00002 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two-story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and a Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project". B. The Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580. C. To comply with the California Environmental Quality Act (CEQA), the State guidelines and City environmental regulations, the City prepared an Environmental Impact Report (EIR). D. Following a public hearing on June 10, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council certify the EIR for the project, Resolution 14-XX recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 14-XX, recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan, for the City Council. F. On , 2014, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2014, the City Council adopted Resolution xx-14 certifying the Heritage Park EIR and adopting CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Project. H. The City Council considered the certified EIR and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. EXHIBIT A TO 1 ATTACHMENT 2 SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Heritage Park Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new retail, restaurant, and personal services to residents in an area that has similar uses nearby and is also adjacent to existing and future workplaces and residential neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account sensitive adjacencies and will provide a wide range of amenities to the surrounding neighborhoods. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of adjacent development. The project site conditions are documented in the certified Environmental Impact Report (EIR), the environmental impacts that have been identified will be mitigated to the greatest degree possible, and the project will implement all adopted mitigation measures. There are no site conditions that were identified in the EIR that will present an impediment to development of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the retail commercial center approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses. 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Dublin Village Historic Area Specific Plan, as amended, in that the proposed office and residential uses are consistent with the Retail/Office and Medium Density Residential land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council certified an EIR, and adopted CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the 2 Project on , 2014, as set forth in Resolution XX-14, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 6.6 acres at 11875 Dublin Boulevard ("Project site", or "Property", APN 941-1550-005- 03). A map of the rezoning area is shown below: . 1 { C;juWal -A Ei+ibtf r DIM f�IC/Y ' it��r �^..w '- !.._*��Y♦ �. lIt191¢A� r- fF i s I DUBLIN VILLAGE HISTORIC AREA SPFCIFIC PLAN DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN EXISTING ZONING PROPOSED ZONING SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Heritage Park Project This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Heritage Park project, PLPA-2013-00002. The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 3 1. Statement of Permitted, Conditional and Accessory Uses. PD — Medium Density Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Combinations of attached or detached dwelling, zero-lot line units, duplexes, townhouses, multi-family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Multi-Family Dwelling Unit • Nursing homes for not more than three patients • Single-family Dwelling Unit Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Assisted living facility • Bed and Breakfast inns • Community clubhouse • Community facilities • Hospital in districts requiring not more than fifteen hundred (1,500) square feet of building site area per dwelling unit • Large family day care homes • Medical or residential care facility (7 or more clients) • Mobile home parks, as regulated by the Dublin Zoning Ordinance • Parking lot, as regulated in the Dublin Zoning Ordinance • Plant nursery or greenhouse used only for the cultivation of plant materials (wholesale only) • Public and Semi-Public Facilities C-1 Zoning District Permitted Uses • Automobile/Vehicle Brokerage • Banks and Financial Services • Building Materials Sales • Copying and Blueprinting • Eating and Drinking Establishment • Health Services/Clinics • Office - Professional/Administrative • Parking Lot/Garage — Commercial • Personal Services • Repair Shop • Retail — General • Retail — Neighborhood • School — Commercial • Similar and related Uses • Temporary Uses, and Conditional Uses as found in the C-1 Zoning District of the Dublin Zoning Ordinance, Section 8.12.050. 4 2. Stage 1 and 2 Site Plan. 1 F.:ia;F'f b.IFT /5 h Wi F!Y(RFt t A� : 1 I 1 • +I ' °F VATF SUFST i . t Alin r fl i :.< • "''110'°01"'' TENTATIVE SUBbtVIS[oN MAP-TRACT$160 HERITAGE PARK " r SITE PLAN T l+j'J a 5114v -......•rs_ � ur. low�.• } �, 4 a i..r�Y..1f1 %AtY°.W MSl Y.V'1 l + 3. Site area, proposed densities. Site Area: 6.60 acres-, Density 8.2 du/ac 4. Development regulations. Heritage Park— Development Regulations (Commercial: Retail/Office) Land Use Retail/Office Site Requirements Max. FAR 0.8 FAR Max. Lot Coverage 45% Note: Compliance with setbacks and requirement for on-site parking and landscaping still must be satisfied. Min. Lot Size (sq. ft.) 17,850 sf Min. Lot Width (ft.) 85 ft Min. Lot Depth (ft.) 210 ft Landscaping (% of lot) 20% 5 Building Requirements Setbacks (ft.) Front (To Donlon Way) 20 ft Side (Adjacent to Parkin Area) 9 ft Side (Adjacent to Private loft Street) Rear (To Residential Lots)3 25 ft/ 70 ft Max. Height (main structure, ft.) 33 ft Parking Requirements Required Provided Church 43 Restaurant 46 Office 46 TOTAL 135 4 117 Notes: ' Minimum lot size refers to the lot size required to meet the setbacks shown on these development regulations. 2 Percentage of landscaping refers to the landscaping shown on the new commercial lot and does not include any landscaping from the existing church or restaurant. 3 The minimum rear setback will be 25 ft in the interim condition after recordation of the Parcel Map. This distance will increase to 70 ft after the existing building is demolished and the Final Map for the residential lots is recorded. 4 The parking area for the proposed office building is part of a shared parking agreement between the office building, church & restaurant. This shared parking agreement allows each use to take advantage of different primary hours of occupancy to meet their individual parking requirements. Heritage Park— Residential Development Regulations Medium Density Residential - Single Family Detached Standards Plan 1 Plans 2 Plan 3 Plan 4 Plan 5 Minimum Lot Size 2,500 sf 3,200 sf 3,100 sf 4,200 sf 4,200 sf Maximum Coverage' 55% 55% 55% 55% 55% Minimum Frontage 20 ft 19 ft 19 ft 63 ft 63 ft Maximum Building Height 2-Story (30 ft) 2-Story (30 ft) 2-Story (29 ft) 2-Story (30.5 ft) 2-Story (29 ft) Setbacks • Front Setback from Donlon Way (Public)3 To ground floor living area 9.7 ft 9.7 ft To front porch 8 ft(trellis) 2.7 ft(porch) 4.7 ft(porch) To garage face 23.5 ft 18.8 ft To second floor living area 9.7 ft 9.7 ft • Front Setback from Internal Street (Private)4 To ground floor living area 16 ft 15 ft 9 ft To front porch5 2.9 ft 5 ft 3.5 ft To garage face 13.3 17 ft 14 ft To second floor deck or 15 ft 10 ft(deck) 9 ft living area • Side setback from Private Oft Oft O ft Street To ground level living area O ft 4 ft O ft 6 To ground level porch or 5 ft 5 ft 4 ft 4 ft 4 ft garage Interior lot line 4 ft 4 ft 4 ft 5 ft 5 ft • Rear Setback To ground floor living area 8 ft 8 ft 8 ft 8 ft 8 ft To California room6 2.5 ft 2.5 ft 2.5 ft n/a n/a Building separation 8 ft 8 ft 8 ft 10 ft 10 ft Required Open Space (Front 300 sf 400 sf 300 sf 550 sf 350 sf Yard) Minimum Private Open Space/Yard Ground Level/Yard 500 sf 600 sf 500 sf 900 sf 800 sf Upper Level/Deck n/a 129 sf n/a n/a n/a Encroachments Side yard 7 7 7 7 7 Rear yard 8 (see rear (see rear yard (see rear yard (see rear and setback) setback) setback) yard setback) Required Minimum Parking Per unit 2 spaces 2 spaces 2 spaces 2 spaces within 2 spaces within an within an within an an enclosed within an enclosed enclosed enclosed garage enclosed garage garage garage garage Guest? 1 space per 1 space per 1 space per 1 space per unit 1 space per unit unit unit unit NOTES: (1) Excludes porches. (2) Plans 4 and 5, only. (3) Plans 1, 2, and 3, only. (4) Plans 1, 2, and 3, only. California Room not available for Plans 4 and 5. (5) Items such as, but not limited to, air conditioning condensers, porches, chimneys, bay windows, retaining walls less than 4 feet in height, media centers, etc. may encroach up to 2 feet into the required setback of one side yard provided a minimum of a 3-foot wide flat area is maintained for access around the house. (6) California Room fireplace may encroach into rear yard setback. (7) On-street(public or private), in parking bay or on driveway apron. 7 5. Phasing Plan. Phasing Map _ *MLL OL 17 AAGE 15?. 1 Phase 1 L' Phase 2 '.. AM Aw- X rAu..D wu. 'h Phase 3 •"Xi--3rl,iX-�-� ssiias�T�� ---------..._.._._----- -- 6. Preliminary/Master Neighborhood Landscape Plan. rLOICRNG AOSII OFFICE 19 h2ia1 21 23 "T '+. i 22 s !7 n.h4 1 R Y� � x, 1CCiflr rFSL P. _ _ �y .—.� �e1 26 WRTr PLAY6i5, ,. .• ! 50, 52 r WlLrml S[LRrAL 1 i }W 26 GyrrrLt — R,� 3TLi ry,skY f 27 wwr P.wr urc wa .. rcn¢naNC ruwuL ... � iB 48 3 wmrsarn.XGRrAL f+M i 3 , !M 4.7, - 1 14 4fi - j 43 35 a f i� s C s ) i 45 L4 rmmrcnow d _ � • iW¢ecwtcr+w rs. � r' iP,SCRrAl6, . � � � - �• �P SLRrAL[ 39 c r t S1C!!lt 1 H.M:. t w z r Pl4'X[ffiFr!Al �• y' �� OA SPAR �2 ` SO.MVK s.asLr LCnrro iAa . RVIQILX6IFIG > y �•�J�q ` _.' MALl�I SCi RrAL SRSLr LGNrOH �' P + —�i � ..•^I SSfCLIIr 41 . t Y '♦6Ni! i iLP'itiENG1C6Nr R3G f ' �1J .dam a / rd' r^ GY6GiaN96S[NNG 1 8 7.A. Architectural Standards — Commercial Development. ar - > Vilest Elevation waar saw 1 A 1 t NoYth Elevation East Elevation `►A- LiL YA aw �r South Elevation 9 7.13 Architectural Standards — Residential Development (Interior Lots). �.nrwralr.rw..�r► „,,, rrpMw.r.rr.ira Mw�rrr� }rKrr wwwrr0ei�.ryrlY� _tnidru.--- e { Plan 1 &am pill lrrrr,1w.5*wW *lq 01111100611411 A lgft.r i �......... sct tae...._ _:..w� MW Flan Z M.. iffi. 10 w I wry *Mrwi rrw ! �wii�tYicMiiYr44 Yia!W rrititrniNyY{ i� 3 wF l�siYdiiriiti�b� MwliidPYwMwb all I � i haeft r 7.0 Architectural Standards — Residential Development (Donlon Way Frontage Lots). w «� ..»w•.wwiwY mow.... wM ._.............. } Plan.4 _ Finat Ekv�tlwt + 11 wri.awr,.5.ewr rr. i r w.. ft— * a Plan 5 F"ftWWAW 8. Consistency with General Plan and Specific Plan. The Project is consistent with the General Plan and Dublin Village Historic Area Specific Plan as amended through a companion approval. 9. Inclusionary Zoning Regulations. See Attachment 5, Exhibit A, Condition of Approval No. 15. 10. Aerial Photo. An aerial photo is on file with the Community Development Department. 11. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to Section 8.32.060.C. No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Heritage Park EIR. SECTION 5. PRIOR PD ZONING SUPERSEDED Alameda County Ordinance No. 78-89 establishing the existing PD zoning is superseded as to the Project site. SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This ordinance shall not take effect until the Development Agreement for the Project takes effect and is recorded on the Property 12 PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2276877.1 13 � U vi F as � � } z °z a }4yQ��y+h _ N z° W o a zz 4 o a s 0. 0. -+ -- N M � ✓t 1� �. O O O O O O O O O x a a c wi w v1Q w W z � Ea o w a a a a oe R R o O w O E < E �Z z z oo � � � Zd ' oo U _ W WC� C7 rW O O O zaZa zaU U < o OR 0. 0. 0. 0. 0. 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L _ _ X3 z � • — ..ni■ . ...1..... name We ma - . • • �\\, \\ 1 ,I. _ ■ \ \ \ i 1 11 00 � z o � � H oo ao a z� � H o a v ftl = � �I �� =vzi� ��.�i� I�-I�� O � Q+ G✓o con Le- -;z 1 g 0- � N Cn a d H � � I Q � � ; o 1 h ' a .00'OS�M.9Y.S4Bl� M I a pF o� C"4 as GO L OuN Ll N ^ H r m • M z i oc Cl 0, cn M \ m X64 \ J J J J J J J J o w . N N N F g v ,6 e � � 'fS � AZ- ,bz -,°Z I m m x I F� - r _ .,Y0'99S M,£I,SSYZN.:... ,f LNVision That Moves Your Community Transportation Consultants September 9, 2013 Mr. Scott L.Stringer The Stringer Company 875 Orange Blossom Way Danville, CA 94526 Re: Shared Parking Analysis for Heritage Park Office/Church/Restaurant Uses in the City of Dublin Dear Mr. Stringer: TJKM Transportation Consultants is pleased to present this report on the shared parking analysis of the proposed parking easement agreement among the church, restaurant, and proposed office parcels at the Heritage Park development site in Dublin. The current project description includes a proposed office building with approximately 14,000 square feet of floor area and a reconfigured parking area for common use with the existing Church of Christ and Frankie,Johnnie, and Luigi restaurant. The shared parking agreement site is directly across Donlon Way from the City's public Heritage Park, and is generally bounded by Dublin Boulevard on the north, Donlon Way on the west, the existing Shell gas station on the east, and the proposed 54-lot residential development (not a part of the shared parking agreement) to the south. The general purpose of the analysis is to see how the peak parking demand of the existing and proposed uses included in the proposed parking easement agreement for the site compares with the proposed parking supply. Because City Zoning Ordinance requirements for parking only consider different land uses as separate components, not accounting for the hourly and day-of- week variations in parking demand for each of the proposed land uses, allowances must be made for such peak demand variations among mixed uses, as described in this report. The analysis presented in this letter report demonstrates that the proposed parking supply, which is 13 spaces or ten percent less than the supply otherwise required by the City's Zoning Ordinance, can more than accommodate the expected peak demand. Pleasanton 3875 Hopyard Road The following proposed parking supply data is based on the site plan by Carlson, Barbee& Gibson Suite 200 Civil Engineers dated May 20, 2013. The land use quantities described below were provided b Pleasanton,CA g Y q P Y 94588-8526 you at our August 9 meeting, and the information on the church functions and restaurant 925.463.0611 operations is as you provided during b hone conversations. 925.463.3690 fax P Y P g our subsequent P Fresno Parking Provided S16 W.Shaw Avenue Suite 200 Fresno,CA On-Site (Surface Lot) 93704-2515 559.325.7530 . Standard: 78 spaces 559.221.4940 fax • Compact: 39 spaces (32 percent of on-site) Sacramento 980 Ninth Street . Accessible: 6 spaces 1 6th Floor Sacramento,CA Total On-Site: 123 spaces 95814-2736 916.449.9095 The 32 percent portion of compact spaces is under the City Ordinance maximum of 35 percent, Santa Rosa 1400 N.Dutton Avenue which is appropriate for the proposed land uses. Compact spaces are appropriate for the lower- s 21 Santa Rosa,CA turnover church services P arkin as well as employee parking for the proposed office use. 95401-4643 7o7.57S.S8ax On-Street: On Donlon Way immediately across the street from the site, 19 diagonal curbs aces 7o7s7sssas fax Y � Y g P tjkm @ykm.com are located. Although these on-street spaces are not counted as part of the project parking supply www.tikm.com ATTACHMENT 4 TJKM Mr. Scott L Stringer Transportation September 9,2013 Consultants Page 4 Heritage Park, City of Dublin 140 Weekday-Shared Parking Demand Analysis __ -_ 120 100 - - 80 - �o E c 60 — - 40 20 0 Amw_ - - Q�` o° o° o° o° o° o° �Church Restaurant Office On Site Parking Supply=123 �....w. Heritage Park, City of Dublin 140 Weekend Shared Parking Demand Analysis 120 100 g 80 M E 0 60 ---- 40 20 0 - P�S P`S P`S P`S PAS P`S ooc Q`S Q� Q`S Q� e`S Q`S Q`S Q`S Q`S Q"r r` ro• 1. 'b• oi• y0• yti• ti. L• 6. �. 0. 1•. �. oj• yo- Church Restaurant Office On Site Parking SuPPly- 123 ,®wi.. TJKM Mr. Scott L Stringer Transportation September 9, 2013 Consultants Page 5 Conclusions Comparing the proposed 123-space on-site supply with the peak supply needed as shown in Table II yields the following conclusions: • For the weekday peak, 86 of the 123 on-site spaces would be needed during the peak hour parking demand at 7:00 p.m. on Wednesday, which provides a surplus parking supply of 37 spaces, or 30 percent of the on-site supply. • For the weekend peak, 74 of the 123 on-site spaces would be needed during the peak hour parking demand at 1:00 p.m. on Sunday. This provides a surplus parking supply of 49 spaces, or 40 percent of the on-site supply. Based on this analysis, the expected peak parking requirement is 86 spaces, where the total proposed on-site parking supply is 123 spaces. Therefore, this 37-space surplus of on-site parking supply over the peak supply needed strongly indicates that the proposed parking supply is reasonable to fully accommodate the project's parking and on-site circulation needs. We will be happy to discuss any questions or comments you may have regarding these findings. Very truly yours, Richard K. Haygood, P.E. -� Director, Traffic & Multimodal Studies Attachments cc: Chris Kinzel, TJKM Vishnu Gandluru, TJKM J:\JURISDICTIOMD\Dublin\157-232 Heritage Park Shared Parking\LR 090913.docx RESOLUTION NO. 14 - XX A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT, PARCEL MAP AND VESTING TENTATIVE MAP 8160 FOR THE HERITAGE PARK PROJECT (PLPA-2013-00002) WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the Project Site is located at 11887 Dublin Boulevard - North of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941-1550-005-03); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report for the Project; and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan amendment. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending City Council approval of the Site Development Review request, Parcel Map and Vesting Tentative Tract Map 8160; and WHEREAS, the Planning Commission held a public hearing on said application on June 10, 2014- and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. ATTACHMENT 5 NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin, based on the findings in the attached Resolution, recommends that the City Council adopt the Resolution attached as Exhibit A, which Resolution approves the Site Development Review Permit, Parcel Map and Vesting Tentative Tract Map 8160. PASSED, APPROVED AND ADOPTED this 10th day of June 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G.1PM20131PLPA-2013-00002 Heritage Park Office GPMPC Mtg 6.10.141PC Reso Recommending SDR VTmap Heritage.docx 2 RESOLUTION NO. XX-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT, PARCEL MAP AND VESTING TENTATIVE MAP 8160 FOR THE HERITAGE PARK PROJECT (PLPA-2013-00002) WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two-story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the Project Site is located at 11887 Dublin Boulevard - North of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941-1550-005-03); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report for the Project; and WHEREAS, consistent with section 65352.3 of the California Government Code, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan amendment. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, on , 2014, the City Council adopted Resolution XX-14 certifying an Environmental Impact Report and adopting CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program; and WHEREAS, on 2014, the City Council held a public hearing and adopted Resolution XX-14 approving amendments to the General Plan and Dublin Village Historic Area Specific Plan; and WHEREAS, on 2014, the City Council held a public hearing and adopted Ordinance XX-14 approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for the Heritage Park Project; and WHEREAS, on June 10, 2014, the Planning Commission held a public hearing and adopted Resolution 14-XX recommending that the City Council approve the requested Stage 1 and 2 Development Plan consistent with the requested land use amendments and adopted Resolution 14- EXHIBUI A ATTACHMENT 5 XX recommending that the City Council adopt a Resolution approving the requested Site Development Review, Parcel Map and Vesting Tentative Tract Map 8160; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Site Development Review, Parcel Map and Vesting Tentative Tract Map 8160; and WHEREAS, the City Council did hold a public hearing on said application on XX, 2014, for this project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for the development of 54 small lot, single-family detached homes and a 14,000 square foot, two- story office building located at 11887 Dublin Blvd: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Dublin Village Historic Area Specific Plan Land Use designation of Medium Density residential and Retail/Office; and 4) the project complies with the development standards established in the Planned Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2013-00002. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses and commercial office building are consistent with other residential and commercial developments in the surrounding area; 2) the project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods; and 3) the project will serve the current buyer profile and market segment anticipated for this area. D. The subject site is suitable for the type and intensity of the approved development because. 1) the Project is located in a master planned area that includes a variety of residential densities as well as commercial and office spaces; 2) The Project provides residential development in an area that supports residential uses, and the Heritage Park to the west by providing historically correct architectural buildings both residential and commercial to enhance the goals and objectives of the Dublin Village Historic Area Specific Plan; and 3) the project site is fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) although the proposed project is located on a relatively flat site, the project site will be re-graded in accordance with the related Tract Map for the proposed project; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; 3) landscaping, the perimeter infrastructure will be complete; and 4) retaining walls will be constructed as required to support grade differentials between building envelopes, noise constraints and setback or right-of-way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area.; 2) the structures reflect the architectural styles and development standards represented in the Dublin Village Historical Area Specific Plan for both the residential and commercial office buildings in the area; 3) the materials proposed will be consistent with the requirements of the Dublin Village Historical Area Specific Plan ; and 4) the color and materials proposed will be coordinated among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan; and 2) landscaping in common areas is coordinated through a series of sidewalks; 3) common area open space has been provided in the form of a tot-lot; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the project site is an urban in-fill area with surrounding streets, which provide opportunities for pedestrian bicycle circulation; 2) all infrastructure including streets, parkways, sidewalks, and streetlighting off-site are existing and on-site will be constructed with this project and are consistent with the DVHASP; and 3) development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Tract Map 8160: Vesting Tentative Tract Map 8160 A. The proposed Vesting Tentative tract Map 8160 is consistent with the intent of applicable subdivision regulations and related ordinances for the Dublin Village Historical Area Specific Plan. B. The design and improvements of the proposed Vesting Tentative Tract Map 8160 are consistent with the General Plan and the Dublin Village Historical Area Specific Plan, as amended, as they relate to the subject property in that it is a subdivision for implementation consistent with adjacent residential neighborhoods designated for this type of development. C. The proposed Vesting Tentative Tract Map 8160is consistent with the Planned Development zoning approved for Project through the Planned Development zoning adopted for this project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8160 will have adequate access to major constructed or planned improvements as part of the Dublin Village Historical Area Specific Plan. E. Project design, architecture, and concept have been integrated with topography of the project site created by the Vesting Tentative Tract Map 8160 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Measures and the Mitigation Monitoring program adopted with the program EIR for the Dublin Village Area Specific Plan Area and Addendum would be applicable as appropriate for addressing or mitigating any potential environmental impacts identified. G. The proposed Vesting Tentative Map 8160 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to Mitigation Measures and Conditions of Approval. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review Permit for the proposed development of 54 small lot, single-family detached homes and a 14,000 square foot, two-story office building located at 11887 Dublin Blvd., as shown on plans prepared by Carlson Barbee & Gibson, William Hezmalhalch Architects, Inc., Johnson Lyman Architects, Vandertoolen Associates dated May 7, 2014 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Map 8160 prepared by Carlson, Barbee & Gibson, dated May 7, 2014 subject to the conditions included below. CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. 1PL.1 Planning, [131 Building, [PO1 Police, [PWl Public Works P&CS1 Parks & Community Services, [ADMI Administration/City Attorney, [FINI Finance, [Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District, [CO1 Alameda County Department of Environmental Health, [Z71 Zone 7. NO. CONDITIONS OF APPROVAL Agency Prior to: Source PLANNING GENERAL CONDITIONS 1. Approval. This Site Development Review approval PL Ongoing Planning is for the Heritage Park Project (PLPA-2013-00002). This approval shall be as generally depicted and indicated on the project plans prepared by Carlson Barbee & Gibson, William Hezmalhalch Architects, Johnson Lyman Architects, Vandertoolen Associates dated received May 7, 2014, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Permit approval or After Effective 8.96.020. the Permit shall lapse and become null and void. If Date D there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon Date E the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC operate this use in compliance with the Conditions 8.96.020. of Approval of this Site Development Review F Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL Ongoing DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM Ongoing Administra indemnify, and hold harmless the City of Dublin and tion/City its agents, officers, and employees from any claim, Attorney action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this PL Ongoing DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances/doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING — PROJECT SPECIFIC 14. Public Art Contribution. Developer shall fulfill the PL Prior to first Project Public Art Contribution through the provision of in- occupancy Specific lieu fees. Prior to the recordation of the final map for the project, Developer shall obtain the total building valuation of the project from the Building Official, and the value of the applicant's required public art project shall be determined by the Community Development Director . Prior to occupancy of the first structure in the project, the Developer shall (a) secure completion of the public art project, in a manner deemed satisfactory by the City Manager; and (b) execute an agreement between the City and the Developer, prior to occupancy of the first structure in the project, which sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. 15. Inclusionary Ordinance. In order to comply with PL Prior to first Project Dublin's Inclusionary Zoning Regulations, occupancy Specific Developer proposes to pay $109,573 per unit, for a total of $767,011. Payment will be made in two installments. The first payment of $383,506 will be made prior to the recordation of the first final map establishing the fifty-four (54) residential lots. The second payment of $383,505 will be due at first building permit. 16. Heritage Tree Ordinance. Prior to the issuance of PL Issuance of Project Grading permits, the applicant shall apply for a Grading Specific Heritage Tree Removal Permit in accordance with permits the plans provided herein and in accordance with the requirements of the Heritage Tree Ordinance. 17. Prior to the issuance of grading permits, the PL Issuance of Project Applicant shall pay a fee of $19,000 to be set aside grading Specific for the proposed orchard to be constructed in the permit Heritage Park to mitigate for the loss of the black walnut trees along Donlon Way. 18. Tot Lot. The Applicant shall provide the Tot Lot as PL Occupancy of Project shown in Attachment 3, Tentative Tract Map Tab, 50th home Specific Sheet TM08, prior to the occupancy of the 50th home. 19. The Applicant shall relocate the Murray Green PL Issuance of Project Homes marker to the location shown on the occupancy of Specific Landscape Plans for the Commercial Office the Building (see Attachment 3, Landscape Tab, sheet commercial 1-1.2) office building LANDSCAPING 20. Final Landscape Construction Documents. The PL Issuance of Standard final planting and irrigation design shall: building permits a. Utilize plant material that will be capable of healthy growth within the given range of soil and climate. b. Coordinate the planting design to reflect the historical character of the architecture with a greater emphasis on informality, scale, form, textural and design hierarchy. c. Provide landscape screening that is of a height and density so that it provides a positive visual impact within three years from the time of planting. d. Provide that 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are a minimum of 5 gallons in size. e. Mitigate for the loss of the existing trees by increasing the size of the boxed street trees along Donlon Way from 24" box to 36" box. f. Provide concrete curbing at the edges of all planters and paving surfaces where applicable. g. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. h. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. i. Specify that the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. j. Include a warranty from the owners and/or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the City. k. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 21. Tree Preservation. Tree preservation techniques, PL Issuance of Standard and guarantees, shall be reviewed and approved the building by the Dublin Planning Division prior to the issuance permit of the building permit. 22. Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water-Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. 23. Bio-Retention Areas. The designed bio-retention PL Issuance of Standard areas shall be enhanced to create an open space the building landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 24. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. U from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines C. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns 20' from either side of a streetlight 25. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 26. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard work with staff to prepare a final wall, fencing and the building mailbox plan that is consistent with Dublin Municipal permit Code and the design character of the architecture. The design of the mailbox station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 27. Sustainable Landscape Practices. The PL Issuance of Standard landscape design shall demonstrate compliance the building with sustainable landscape practices as detailed in permit the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 28. Copies of Approved Plans. The Applicant shall PL Construction Standard provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 29. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard Joint Trench Plans, Street Lighting Plans and final grading, Landscape Improvement Plans shall be submitted planting and on the same size sheet and plotted at the same utility plans drawing scale for consistency, improved legibility and interdisciplinary coordination. 30. Utility Placement and Coordination: Utilities shall PL Preparation of Standard be coordinated with proposed tree locations to final grading, eliminate conflicts between trees and utilities. Submit planting and typical utility plans for each house type to serve as a utility plans guide during the preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The applicant shall submit a final tree/utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. BUILDING 31. Building Codes and Ordinances. All project I B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 32. Retaining Walls. All retaining walls over 30 inches B Through Standard in height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 33. Phased Occupancy Plan. If occupancy is B Occupancy of Standard requested to occur in phases, then all physical any affected improvements within each phase shall be required building to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 34. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 35. Construction Drawings. Construction plans shall B Issuance of Standard be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 36. Air Conditioning Units. Air conditioning units and B Occupancy of Standard ventilation ducts shall be screened from public view Unit with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 37. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion work under construction. 38. Addressing B Standard a) Provide a site plan with the City of Dublin's Prior to address grid overlaid on the plans (1 to 30 release of scale). Highlight all exterior door openings addresses on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. The Prior to Building Official shall approve plan prior to permitting issuance of the first building permit. (Prior to permitting) c) Addresses will be required on the front of the Prior to dwellings. Addresses are also required near permitting the garage door opening if the opening is not on the same side of the dwelling as the front door. d) Townhomes / Condos are required to have Occupancy of address ranges posted on street side of the any Unit buildings. e) Address signage shall be provided as per the Occupancy of Dublin Residential Security Code. any Unit f) Exterior address numbers shall be backlight Prior to and be posted in such a way that they may permit be seen from the street. issuance, and through g) Driveways servicing more than one (1) completion individual dwelling unit shall have a minimum of 4 inch high identification numbers, noting Prior to the range of unit numbers placed at the permit entrance to each driveway at a height issuance, and between 36 and 42 inches above grade. The through light source shall be provided with an completion uninterruptible AC power source or controlled only by photoelectric device. 35. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation services for the final all components of the lateral and vertical design of frame the building, including nailing, hold-downs, straps, inspection shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector rp for to scheduling the final frame inspection. 36. Foundation. Geotechnical Engineer for the soils B Permit Standard report shall review and approve the foundation issuance design. A letter shall be submitted to the Building Division on the approval. 37. Green Building. B Standard Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan Completion check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in First permit the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a Through completed checklist with appropriate verification Completion that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage Project of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Landscape plans shall be submitted to the Green Approval of Building Official for review. (Prior to approval of the the landscape plans by the City of Dublin) landscape plans by the City of Dublin Approval of Developer may choose self-certification or the certification by a third party as permitted by the landscape Dublin Municipal Code. Applicant shall inform the plans by the Green Building Official of method of certification City of Dublin prior to release of the first permit in each subdivision / neighborhood. 38. Electronic File. The applicant/developer shall B Issuance of Standard submit all building drawings and specifications for the final this project in an electronic format to the satisfaction occupancy of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 39. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of the permit and City of Dublin stamped approved plan. each revision issuance 40. Cool Roofs. Flat roof areas shall have their roofing B Through Standard material coated with light colored gravel or painted Completion with light colored or reflective material designed for Cool Roofs. 41. Solar Zone — CA Energy Code. B Through Standard Show the location of the Solar Zone on the site Completion plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 42. Accessible Parking. The required number of B Through Standard parking stalls, the design and location of the Completion accessible parking stalls shall be as required by the CA Building Code. 43. Options. Selected options that affect the square B Through Standard footage of the dwellings shall be listed on the Completion building permit application. Selected options that affect the footprint of the dwelling shall be shown on the plot plan. 44. Fault Zone. Where the fault line setback zone B Through Standard encroaches onto the property the fault line setback Completion zone shall be included on the plot plan. 45. Accessory Structures. A building permit shall be B Through Standard obtained from Building & Safety for all Accessory Completion Structures. 46. Set Back Survey. All buildings within the project B Each footing- Standard shall provide an original letter of certification to the foundation Building Inspector certifying the location of inspection foundation / slab location. The letter shall be stamped and signed by a licensed land surveyor. FIRE 47. All portions of project with connection to open space F Ongoing Standard shall meet Dublin Wildfire Management Plan and California Building Code Chapter 7A construction and landscape requirements. 48. All fire access roads shall have a minimum corner F Ongoing Standard radii of 40' with traffic bulb (96' minimum) and turnaround areas (70' leg minimum) that shall meet current Alameda County Fire Department requirements. 49. In accordance with the adopted Dublin Fire Code F Ongoing Standard Ordinance, fire sprinklers shall be installed in all buildings. The system shall be in accordance with the NFPA 13 / 13R / 13D, the CA Fire Code, the CA Building Code and The CA Residential Code. 50. Project Fire Access shall comply with 2013 F Ongoing Standard California Fire Code Appendix D105-107. 51. Site Plan. F Ongoing Project The site plan needs to show sufficient detail to Specific reflect an accurate and detailed layout of the site for review and record purposes. The site plan will need a scale that will allow sufficient details for review purposes and include, but not be limited to the following: • The site parking, fire lane locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements. The site plan will also need to note the location and distance of fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. 52. Fire Access. F Ongoing Project Fire access is required to be approved all-weather Specific access. Show on the plans the location of the all- weather access and a description of the construction. Access road must be designed to support the imposed loads of fire apparatus. Fire apparatus roadways shall have a minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 53. Hydrants & Fire Flows. F Ongoing Project Show the location of any on-site fire hydrants and Specific any fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this property. 54. Gate Approvals. F Ongoing Project Fencing and gates that cross pedestrian access Specific and exit paths as well as vehicle entrance and exit roads need to be approved for fire department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. PUBLIC WORKS 55. Ownership and Maintenance of Improvements. PW Final Map Public Prior to approval of the first Final Map, the and Ongoing Works Developer shall submit an "Ownership and Maintenance" exhibit indicating ownership and maintenance responsibilities for the project street, common area parcels and open space improvements. The "Ownership and Maintenance" exhibit shall be subject to review and approval by the City Engineer. 56. Landscape Features within Public Right of W. PW First Final Public The Developer shall enter into an "Agreement for Map; Modify Works Long Term Encroachments" with the City to allow with the Homeowner's Association to maintain the Successive sidewalk, parking, landscape and decorative Final Maps features within public Right of Way including frontage landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on the Site Development Review package. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 57. Covenants, Conditions and Restrictions PW First Final Public (CC&Rs). A Homeowners Association shall be Map; Modify Works formed by recordation of a declaration of with Covenants, Conditions, and Restrictions to govern Successive use and maintenance of the landscape features, Final Maps decorative pavement and other features within the public right of way contained in the Agreement for Long Term Encroachments; all open space and common area landscaping; and all stormwater treatment measures. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that prohibits the amendment of those provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of all private streets, alleyways and motor courts; landscaping & irrigation; decorative pavements; median islands; fences; walls; drainage and stormwater treatment features; lighting; signs and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the City for review and approval. 58. Donlon Way. Developer shall install complete PW Final Map Public roadway and utility improvements along the Works project's Donlon Way frontage as shown on the Tentative Map. Required roadway and utility improvements on Donlon Way shall include, but are not limited to the installation of curb, gutter, sidewalk, curb ramps, driveways, drainage structures, street trees, utilities, street lights, and fire hydrants. Between Street A and Dublin Boulevard, the project shall install a 5' wide monolithic sidewalk. South of Street A, the project shall install a 6' (inclusive of curb width) landscape strip and a 4' sidewalk. 59. Donlon Way Pubic Pedestrian Access and PW Final Map Public Sidewalk Easements. Five foot by five foot (5'x5') Works "turnaround" areas shall be provided along the new Donlon Way public sidewalk at intervals of no less than two hundred feet (200) as shown on the Tentative Map to meet current accessibility requirements. Public Pedestrian Access and Sidewalk Easements shall be dedicated over those areas of sidewalk located outside of the public right- of-way needed to provide the required "turnaround" areas. 60. Donlon Way Landscape Planters. Seven foot (7) PW Final Map Public deep landscape planter "pop-outs" shall be Works constructed as shown on the Tentative Map to facilitate the planting of street trees. The minimum curb-to-curb width shall be twenty feet (20) at the landscape planter "pop-out" fronting Units 1 and 2. 61. Donlon Way Parking. Parallel parking stalls shall PW Final Map Public be provided between the landscape planter "pop- Works outs" as shown on the Tentative Map. The seven foot (7) wide parking aisle shall be paved in concrete and designed using a "reverse crown" draining to a valley gutter along the travel way in order to minimize the amount of debris that may accumulate in the "corners" of the landscape planter "pop-out" curb line. If the City determines that the accumulation of debris within the "pop-out" curb line reaches a level where it becomes a nuisance to the general public, the Homeowners Owners' Association (HOA) shall cause the removal of such debris as part of their "Agreement for Long Term Encroachments" with the City. All concrete paving within the parking aisles shall be maintained by the HOA. 62. Donlon Way Parking Restrictions. The PW Final Map Public Developer shall install "No Parking" signs along the Works east side of Donlon Way north of Street A. Final sign locations shall be coordinated with and approved by the City Traffic Engineer. 63. Donlon Way Overhead Utilities. The Developer PW Final Map Public shall underground the existing overhead utility lines Works along the east side of Donlon Way fronting the project, including existing overhead service lines to parcels on the east side of Donlon Way. 64. Donlon Way Right of Way Vacation. Private PW Final Map Public improvements such fences, gates, trellises, etc. Works such as those as shown on Sheet L-2 of the Site Development Review will not be allowed within the public right-of-way. In order to facilitate the construction of the proposed private improvements, the Developer shall petition the City to vacate approximately five feet (5') of right-of-way such that the new right-of-way line for Donlon Way is aligned with the new back-of-sidewalk. Right-of-way vacation procedures shall be per the guidelines outlined in the California Streets & Highways Code. If vacation of the public right-of-way is not approved, the proposed private improvements shall be redesigned in order to remove all such encroachments into the public right-of-way. 65. Public Service Easements. Public service PW In conjunction Public easement(s) shall be dedicated along the Donlon with first final Works Way frontage of the project to allow for the proper map or by placement of public utility vaults, boxes, separate appurtenances or similar items behind the back-of- instrument sidewalk. Private improvements such as fences, gates or trellises shall not be located within the public service easements. 66. Intersection Sight Distance: On-street parking PW First Final Public shall be restricted within the triangles created by the Map Works Safe Stopping Sight Distance zones (Visibility Zones) at the project entrance. In addition, all landscaping and architectural features shall be no more than 30-inches tall inside the Visibility Zones at the project entrances. The Visibility Zones shall be determined by the traffic analysis and shall be based on a 30 MPH on Donlon Way. The traffic analysis shall be reviewed and approved by the Traffic Engineer. 67. Private street and common area subdivision PW First Final Public improvements. Common area improvements, Map Works private streets, private alleys and all other subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways; enhanced street paving; parking spaces; street lights (wired underground) and appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities, striping and signage; and fire hydrants. 68. Private Street Easements and Sidewalk PW First Final Public Improvements. Five foot by five foot (5'x5') Map Works "turnaround" areas shall be provided along all private sidewalks internal to the project at intervals of no less than two hundred feet (200') as shown on the Sheet TM04 of the Tentative Map to meet current accessibility requirements. Private Pedestrian Access Easements shall be dedicated over those areas of sidewalk needed to provide the required "turnaround" areas. 69. Private Street Easements. Public Utility PW First Final Public Easements (PUE), Sanitary Sewer Easements Map Works (SSE) and Water Line Easements (WLE) shall be established over all private streets within the subdivisions. The PUE, SSE and WLE dedication statements on the Final Map are to recite that the easements are available for, but not limited to, the installation, access and maintenance of sanitary and storm sewers, water, electrical and communication facilities. Project entry monument signs and walls shall not be located within these easements. 70. Private Street Easements. The Developer shall PW First Final Public dedicate Emergency Vehicle Access Easements Map Works (EVAE) over the clear pavement width of all private streets and alleys. Easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 71. Monuments. Final Maps shall include private street PW First Final Public monuments to be set in all private streets. Private Map Works street monuments shall be set at all intersections and as determined by the City Engineer. 72. Decorative Pavement: Decorative pavers, PW First Final Public stamped concrete or other similar non-standard Map and Works pavement sections shall not be installed on any Ongoing public street, unless the design and location is reviewed and approved by the City Engineer. In any case, decorative pavement (pavers or similar non- standard pavement sections) shall not be installed over traffic detector loops, inside crosswalks or within thirty feet (30') of any crosswalk or STOP bar. 73. Curb Ramps: Curb ramp layouts are not approved PW First Final Public at this time. The number, location and layout of all Map and Works curb ramps shall be reviewed and approved by the Ongoing City Engineer with the Improvement Plans associated with each Final Map. All pedestrian ramps shall be designed and constructed to provide direct access to marked or unmarked crosswalks. Each pedestrian ramp shall be oriented such that it is aligned and parallel to the marked or unmarked crosswalk it is intended to serve. Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be provided, unless specifically approved by the City Engineer. 74. Stormwater Management: The provided PW First Final Public Stormwater Management Plan, Sheet TM07 of the Map and Works Tentative Map, prepared by Carlson, Barbee and Ongoing Gibson, Inc., dated May 7, 2014 is approved in concept only, except as noted below. The final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board. 75. Trash Capture: The project Stormwater PW First Final Public Management Plan shall incorporate trash capture Map and Works measures such as inlet filters or hydrodynamic Ongoing separator units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 76. Storm Water Treatment Measures Maintenance PW First Final Public Agreement. Developer shall enter into an Map and Works Agreement with the City of Dublin that guarantees Ongoing the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2- 2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 77. Stormwater Source Control. "No Dumping Drains PW First Final Public to Bay" storm drain medallions per City Standard Map and Works Detail CD-704 shall be placed on all public and Ongoing private storm drain inlets. 78. Trash Enclosures. Trash enclosure(s) conforming PW Site Public to the City of Dublin Trash Enclosure Ordinance Improvement Works (Chapter 7.98 of the Dublin Municipal Code) shall Plans for be installed for each of the office and retail uses Retail and associated with the project. The concrete apron Office uses shall extend a minimum ten feet from the enclosure pad and be the width of the enclosure opening. The enclosure shall have a drain connected to the sanitary sewer. A hose bib shall be available for periodic wash down. The area around and inside the enclosure must be lit with a minimum of one- foot candle. The trash enclosure shall be architecturally designed to be compatible with the building. The doors must be designed with self- closing gates that can be locked closed and can also be held open with pin locks during loading. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. The enclosure shall have accessible route and entrance door. The Developer shall coordinate with the City's franchise waste hauler (Amador Valley Industries) to determine the proper size and location of all trash enclosures. 79. Utilities. All new utility service connections, PW First Final Public including electrical and communications, shall be Map and Works installed underground. Electrical transformers shall Ongoing be installed in underground vaults within an appropriate utility easement or public service easement. 80. Landscape Plans. Developer shall submit design PW First Final Public development Landscape Plans with the first plan Map and Works check for the street improvement plans and final Ongoing map for each respective tract. The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map. 81. Street Light and Joint Trench Plans. Streetlight PW First Final Public Plans and Joint Trench Plans shall be submitted Map and Works with the first plan check for the street improvement Ongoing plans and final map for each respective tract. The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. 82. Geotechnical Report: The Developer shall submit PW Issuance of Public a design level geotechnical investigation report Grading Works defining and delineating any seismic hazard. The Permits or report shall be prepared in accordance with First Final guidelines published by the State of California. The Map report is subject to review and approval by a City selected peer review consultant prior to the approval of the Final map. The applicant shall pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 83. Fault Setback. The project site is located in an PW Final Map, Public Earthquake Fault Hazard Zone according to maps Issuance of Works released by the State of California. The earthquake Building fault zone shall be clearly delineated on the Final Permits and Map. Per the "Updated Fault Rupture Hazard Ongoing Investigation, Heritage Park Residential Development" prepared by Stevens, Ferrone & Bailey Engineering Company, Inc. dated June 26, 2013, all habitable structures within the proposed development shall be set back a minimum of twenty five feet (25') from the active fault trace. 84. Fault Hazard Zone. The CC&Rs for the project PW Final Map Public shall include a disclosure statement to all property approval Works owners indicating that the project site is located within an earthquake fault hazard zone and seismic hazard zone for liquefaction. The disclosure statement shall indicate that the buildings have been designed to current code requirements The disclosure statement shall also indicate that the buildings, site improvements, and utilities are subject to damage during an earthquake and that the buildings may be uninhabitable after an earthquake. This CC&R disclosure statement is subject to review and approval of the City Engineer prior to final map approval. 85. Soils Report. The Developer shall submit a PW Issuance of Public detailed soils report prepared by a qualified Grading Works engineer, registered with the State of California. Permits or The required report shall include recommendations First Final regarding pavement sections for all project streets Map including all perimeter streets and internal public/private streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 86. Geotechnical Engineer Review and Approval. PW Issuance of Public The Project Geotechnical Engineer shall be Grading Works retained to review all final grading plans and Permits or specifications. The Project Geotechnical Engineer First Final shall approve all grading plans prior to City approval Map and issuance of grading permits. 87. Grading. The disposal site and haul truck route for PW Issuance of Public any off-haul dirt materials shall be subject to the Grading Works review and approval by the City Engineer prior to Permits or the approval the improvement plans or issuance of First Final a Grading Permit. If the Developer does not own Map the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off-haul material on their parcel. A grading plan may be required for the placement of the off-haul material. 88. Dust Control/Street Sweeping. The Developer PW Ongoing Public shall provide adequate dust control measures at all Works times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. 89. Underground Obstructions. Prior to demolition, PW Issuance of Public excavation and grading on any portion of the project Grading Works site, all underground obstructions (i.e., debris, Permits or septic tanks, fuel tanks, barrels, chemical waste) First Final shall be identified and removed pursuant to Federal, Map State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer. 90. Resource Agency Permits: Prior to the start of PW Issuance of Public any grading of the site as necessary, permits shall Grading Works be obtained from the US Army Corps of Engineers, Permit the San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site, if applicable. The project shall be modified as needed to respond to the conditions of the permits. PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL 91. Developer shall comply with the City of Dublin PW Ongoing Standard Public Works Standard Conditions of Approval ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. 92. The Developer shall comply with the Subdivision PW Ongoing Standard Map Act, the City of Dublin Subdivision, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 93. In the event that there needs to be clarification to PW Ongoing Standard these Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 94. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to mapping or public improvements the Tentative Map shall take precedent. AGREEMENTS AND BONDS 95. The Developer shall enter into a Tract Improvement PW First Final Standard Agreement with the City for all public improvements Map and including any required offsite storm drainage or Successive roadway improvements that are needed to serve Maps the Tract that have not been bonded with another Tract Improvement Agreement. 96. The Developer shall provide performance (100%), PW First Final Standard and labor & material (100%) securities to guarantee Map and the tract improvements, approved by the City Successive Engineer, prior to execution of the Tract Maps Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES 97. The Developer shall pay in-lieu fees in the amounts PW Prior to Each Standard and at the times set forth in City of Dublin Final Map Resolution No. 214-02, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195-99. PERMITS 98. Developer shall obtain an Encroachment Permit PW Prior to Start Standard from the Public Works Department for all of Work construction activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 99. Developer shall obtain a Grading/Sitework Permit PW Prior to Start Standard from the Public Works Department for all grading of Work and private site improvements that serves more than one lot or residential condominium unit. SUBMITTALS -F 100. All submittals of plans and Final Maps shall comply PW Approval of Standard with the requirements of the "City of Dublin Public Improvement Works Department Improvement Plan Submittal Plans or Final Requirements", and the "City of Dublin Map Improvement Plan Review Check List". 101. The Developer will be responsible for submittals PW Approval of Standard and reviews to obtain the approvals of all Improvement participating non-City agencies. The Alameda Plans or Final County Fire Department and the Dublin San Ramon Map Services District shall approve and sign the Improvement Plans. 102. Developer shall submit a Geotechnical Report, PW Approval of Standard which includes street pavement sections and Improvement grading recommendations. Plans, Grading Plans, or Final Map 103. Developer shall provide the Public Works PW Acceptance of Standard Department a digital vectorized file of the "master" improvements CAD files for the project when the Final Map has and Release been approved. Digital raster copies are not of Bonds acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 104. All Final Maps shall be substantially in accordance PW Approval of Standard with the Tentative Maps approved with this Final Map application, unless otherwise modified by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 105. All rights-of-way and easement dedications required PW Approval of Standard by the Tentative Map shall be shown on the Final Final Map Map. 106. Any phasing of the final mapping or improvements PW Approval of Standard of a Tentative Map is subject to the approval and Final Map conditions of the City Engineer. 107. Street names shall be assigned to each PW Approval of Standard public/private street pursuant to Municipal Code Final Map Chapter 7.08. The approved street names shall be indicated on the Final Map. 108. All Final Maps shall include street monuments to be PW Monuments to Standard set in all public streets. be Shown on Final Map and Installed Prior to Acceptance of improvements EASEMENTS 109. The Developer shall obtain abandonment from all PW Approval of Standard applicable public agencies of existing easements Improvement and right of ways that will no longer be used. Plans or Appropriate Final Map 110. The Developer shall acquire easements, and/or PW Approval of Standard obtain rights-of-entry from the adjacent property Improvement owners for any improvements on their property. The Plans or easements and/or rights-of-entry shall be in writing Appropriate and copies furnished to the City Engineer. Final Map GRADING 111. The Grading Plan shall be in conformance with the PW Approval of Standard recommendations of the Geotechnical Report, the Grading approved Tentative Map and/or Site Development Plans or Review, and the City design standards & Issuance of ordinances. In case of conflict between the soil Grading engineer's recommendations and City ordinances, Permits, and the City Engineer shall determine which shall apply, Ongoing 112. A detailed Erosion Control Plan shall be included PW Approval of Standard with the Grading Plan approval. The plan shall Grading include detailed design, location, and maintenance Plans or criteria of all erosion and sedimentation control Issuance of measures. Grading Permits, and Ongoing 113. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard not cross property lines, or shall be located a Grading minimum of 2' below the finished grade of the upper Plans or lot. Issuance of Grading Permits, and On oing 114. Slope bank along public streets shall be no steeper PW Approval of Standard than 3:1 unless shown otherwise on the Tentative Grading Map Grading Plan exhibits. The toe of any slope Plans or along public streets shall be one foot back of Issuance of walkway. The top of any slope along public streets Grading shall be three feet back of walkway. Minor Permits, and exception may be made in the above slope design Ongoing criteria to meet unforeseen design constraints subject to the approval of the City Engineer. IMPROVEMENTS 115. The public improvements shall be constructed PW Approval of Standard generally as shown on the Tentative Map and/or Improvement Site Development Review. However, the approval Plans or Start of the Tentative Map and/or Site Development of Review is not an approval of the specific design of Construction, the drainage, sanitary sewer, water, and street and Ongoing improvements. 116. All public improvements shall conform to the City of PW Approval of Standard Dublin Standard Plans and design requirements Improvement and as approved by the City Engineer. Plans or Start of Construction, and Ongoing 117. Public streets shall be at a minimum 1% slope with PW Approval of Standard minimum gutter flow of 0.7% around bumpouts. Improvement Private streets and alleys shall be at minimum 0.5% Plans or Start slope. of Construction, and Ongoing 118. Curb Returns on arterial and collector streets shall PW Approval of Standard be 40-foot radius, all internal public streets curb Improvement returns shall be minimum 30-foot radius (36-foot Plans or Start with bump outs) and private streets/alleys shall be a of minimum 20-foot radius, or as approved by the City Construction, Engineer. Curb ramp locations and design shall and Ongoing conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 119. Any decorative pavers/paving installed within City PW Approval of Standard right-of-way shall be done to the satisfaction of the Improvement City Engineer. Where decorative paving is installed Plans or Start at signalized intersections, pre-formed traffic signal of loops shall be put under the decorative pavement. Construction, Decorative pavements shall not interfere with the and Ongoing placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association. 120. The Developer shall install all traffic signs and PW Occupancy of Standard pavement marking as required by the City Engineer. Units or Acceptance of Improvements 121. Street light standards and luminaries shall be PW Occupancy of Standard designed and installed per approval of the City Units or Engineer. The maximum voltage drop for Acceptance of streetlights is 5%. Improvements 122. The Developer shall construct bus stops and PW Occupancy of Standard shelters at the locations designated and approved Units or by the LAVTA and the City Engineer. The Acceptance of Developer shall pay the cost of procuring and Improvements installing these improvements if applicable. 123. Developer shall construct all potable and recycled PW Occupancy of Standard water and sanitary sewer facilities required to serve Units or Acceptance of the project in accordance with DSRSD master Improvements plans, standards, specifications and requirements. 124. Fire hydrant locations shall be approved by the PW Occupancy of Standard Alameda County Fire Department. A raised reflector Units or blue traffic marker shall be installed in the street Acceptance of opposite each hydrant. Improvements 125. The Developer shall furnish and install street name PW Occupancy of Standard signs for the project to the satisfaction of the City Units or Engineer. Acceptance of Improvements 126. Developer shall construct gas, electric, cable TV PW Occupancy of Standard and communication improvements within the Units or fronting streets and as necessary to serve the Acceptance of project and the future adjacent parcels as approved Improvements by the City Engineer and the various Public Utility agencies. 127. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Standard shall be underground in accordance with the City Units or policies and ordinances. All utilities shall be located Acceptance of and provided within public utility easements and Improvements sized to meet utility company standards. 128. All utility vaults, boxes and structures, unless PW Occupancy of Standard specifically approved otherwise by the City Units or Engineer, shall be underground and placed in Acceptance of landscape areas and screened from public view. Improvements Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CONSTRUCTION 129. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless Needed otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 130. If archaeological materials are encountered during PW Ongoing as 1993 construction, construction within 100 feet of these Needed EDEIR materials shall be halted until a professional MM Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 131. Construction activities, including the maintenance PW Ongoing as Standard and warming of equipment, shall be limited to Needed Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. 132. Developer shall prepare a construction noise PW Start of Standard management plan that identifies measures to be Construction; taken to minimize construction noise on surrounding Implementati developed properties. The plan shall include hours on Ongoing of construction operation, use of mufflers on as Needed construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 133. Developer shall prepare a plan for construction PW Start of Standard traffic interface with public traffic on any existing Construction; public street. Construction traffic and parking may Implementation be subject to specific requirements by the City Ongoing as Engineer. Needed 134. The Developer shall be responsible for controlling IPW Ongoing Standard any rodent, mosquito, or other pest problem due to construction activities. 135. The Developer shall be responsible for watering or PW Start of Standard other dust-palliative measures to control dust as Construction; conditions warrant or as directed by the City implementation Engineer. Ongoing as Needed 136. The Developer shall provide the Public Works IPW Issuance of Standard Department with a letter from a registered civil Building engineer or surveyor stating that the building pads Permits or have been graded to within 0.1 feet of the grades Acceptance of shown on the approved Grading Plans, and that the Improvements top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. NPDES 137. Prior to any clearing or grading, the Developer shall I'W Prior to Start Standard provide the City evidence that a Notice of Intent of Any (NOI) has been sent to the California State Water Construction Resources Control Board per the requirements of Activities the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 138. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management Prepared Prior Practices (BMPs) appropriate to the project to Approval of construction activities. The SWPPP shall include Improvement the erosion control measures in accordance with Plans; the regulations outlined in the most current version Implementation of the ABAG Erosion and Sediment Control Prior to Start of Handbook or State Construction Best Management Construction Practices Handbook. The Developer is responsible and Ongoing as for ensuring that all contractors implement all storm Needed water pollution prevention measures in the SWPPP. DSRSD 139. Prior to issuance of any building permit, complete DSR Issuance of Standard improvement plans shall be submitted to DSRSD building permit that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 140. All mains shall be sized to provide sufficient DSR Issuance of Standard capacity to accommodate future flow demands in building addition to each development project's demand. permit Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 141. Sewers shall be designed to operate by gravity flow DSR Issuance of Standard to DSRSD's existing sanitary sewer system. building Pumping of sewage is discouraged and may only permit be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 142. Domestic and fire protection waterline systems for DSR Issuance of Standard Tracts or Commercial Developments shall be building designed to be looped or interconnected to avoid permit dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 143. DSRSD policy requires public water and sewer lines DSR Issuance of Standard to be located in public streets rather than in off- building street locations to the fullest extent possible. If permit unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 144. Prior to approval by the City of a grading permit or a DSR Approval of Standard site development permit, the locations and widths of grading permit all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 145. All easement dedications for DSRSD facilities shall DSR Dedication on Standard be by separate instrument irrevocably offered to final map DSRSD or by offer of dedication on the Final Map. 146. Prior to approval by the City for Recordation, the DSR Final map Standard Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. 147. Prior to issuance by the City of any Building Permit DSR Issuance of Standard or Construction Permit by the Dublin San Ramon building permit Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 148. Prior to issuance by the City of any Building Permit DSR Issuance of Standard or Construction Permit by the Dublin San Ramon building permit Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 149. No sewer line or waterline construction shall be DSR Issuance of Standard permitted unless the proper utility construction building permit permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 138 have been satisfied. 150. The applicant shall hold DSRSD, it's Board of DSR Issuance of Standard Directors, commissions, employees, and agents of building DSRSD harmless and indemnify and defend the permit same from any litigation, claims, or fines resulting from the construction and completion of the project. 151. Improvement plans shall include recycled water DSR Issuance of Standard improvements as required by DSRSD. Services for building landscape irrigation shall connect to recycled water permit mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 152. Due to the emergency water condition in the State DSR Issuance of Special of California, absolutely no potable water will be building condition allowed for construction use grading during this permit project. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk GAPA120131PLPA-2013-00002 Heritage Park Office GPAIPC Mtg 6.10.141CC Reso Heritage SDR VTM 6.10.14.docx RESOLUTION NO. 14 - xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND BATES STRINGER VENTURES FOR THE HERITAGE PARK PROJECT PLPA 2013-00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; related approvals of the applications are collectively known as the "Project Approvals"; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Environmental Impact Report ("EIR") for the Project; and WHEREAS, on June 10, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council certify the EIR, Resolution 14-XX recommending that the City Council approve the proposed General Plan and Specific Plan amendments, Resolution 14- XX recommending that the City Council approve the proposed Planned Development rezoning, and Resolution 14-XX recommending that the City Council approve the proposed Site Development Review and Vesting Tentative Map, which Resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Draft Ordinance approving the proposed Development Agreement is attached to this Resolution as Exhibit A, with the Development Agreement as Exhibit B, which exhibit is incorporated herein by reference. NOW, THEREFORE, BE IT RESOLVED THAT the City of Dublin Planning Commission does hereby recommend that the City Council make the following findings and determinations regarding the proposed Development Agreement: 1. The Development Agreement is consistent with the objectives, policies, general land uses and programs specified and contained in the City's General Plan, and in the Dublin Village Historic Area Specific Plan in that: (a) the General Plan and Specific Plan land use designations (as amended), policies, programs and objectives are incorporated into the Development Agreement and not altered by the Development Agreement; and (b) the Project is Attachment 6 consistent with the fiscal policies of the General Plan and Specific Plan with respect to the provision of infrastructure and public services. 2. The Development Agreement is compatible with the uses authorized in, and the regulations prescribed for, the land use districts in which the real property is located. 3. The Development Agreement is in conformity with public convenience, general welfare, and good land use policies in that the Project will implement land use guidelines set forth in the General Plan and Dublin Village Historic Area Specific Plan. 4. The Development Agreement will not be detrimental to the health, safety, and general welfare in that the Developer's proposed Project will proceed in accordance with all the programs and policies of the General Plan, Dublin Village Historic Area Specific Plan, and Project Approvals. 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the Project will be consistent with the General Plan, the Dublin Village Historic Area Specific Plan, and Project Approvals. 6. The Development Agreement complies with the requirements of §§ 65864 et seq. of the California Government Code and Dublin Municipal Code Chapter 8.56 and specifies the duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land for public purposes. The Development Agreement contains an indemnity and insurance clause requiring the developer to indemnify and hold the City harmless against claims arising out of the development process, including all legal fees and costs. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City of Dublin Planning Commission does hereby recommend that the City Council adopt the Ordinance, attached as Exhibit A, approving the Development Agreement between the City of Dublin and Bates Stringer Ventures related to the Heritage Park Project. PASSED, APPROVED AND ADOPTED this 10th day of June 2014. AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Assistant Community Development Director 2277053 . 1 Page 2 of 2 ORDINANCE NO. XX - 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND BATES STRINGER VENTURES FOR THE HERITAGE PARK PROJECT PLPA 2013-00002 THE DUBLIN CITY COUNCIL DOES ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small-lot single family homes and a two-story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; related approvals of the applications are collectively known as the "Project Approvals"; and B. The Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and C. The Applicant and City desire to enter into a Development Agreement subject to certain terms, including a Community Benefit Payment to the City in the amount of $324,000 to be applied towards future investment and development of the City's heritage assets, and the vesting of the Project Approvals for five years; and D. The California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and E. The Project is located within the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149- 06. The previous environmental analysis was updated for the Project through a project- and site-specific Heritage Park Environmental Impact Report ("EIR", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including this Agreement. The City Council also approved a Mitigation Monitoring and Reporting Program for the Project. No significant unavoidable impacts were identified in the Heritage Park EIR; and F. On June 10, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council certify the EIR, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and EXHIBIT A TO ATTACHMENT 6 G. On June 10, 2014, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Development Agreement, and adopted Resolution 14-XX recommending that the City Council adopt the Development Agreement, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and H. The City Council held a properly noticed public hearing on the Project, including the proposed Development Agreement, on 2014 at which time all interested parties had the opportunity to be heard; and I. A Staff Report dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Development Agreement, for the City Council; and I. The City Council used their independent judgment and considered the staff report, the EIR, and all reports, recommendations and testimony referenced above and adopted Resolution No. 14-XX certifying the EIR prior to approving the Development Agreement; and J. The City Council has considered the recommendation of the Planning Commission on the Development Agreement, including the Planning Commission's reasons for its recommendation, the Staff Report, all comments received in writing, and all testimony received at the public hearing. Section 2. FINDINGS AND DETERMINATIONS On the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City of Dublin General Plan; (c) the Dublin Village Historic Area Specific Plan, (d) the EIR, (e) the staff report; (f) information in the entire record of proceedings for the Project, and on the basis of the specific conclusions set forth below, the City Council finds and determines that: 1. The Development Agreement is consistent with the objectives, policies, general land uses and programs specified and contained in the City's General Plan, and in the Dublin Village Historic Area Specific Plan in that: (a) the General Plan and Dublin Village Historic Area Specific Plan land use designations, policies, programs and objectives are incorporated into the Development Agreement and not altered by the Development Agreement; and (b) the Project is consistent with the fiscal policies of the General Plan and Specific Plan with respect to the provision of infrastructure and public services. 2. The Development Agreement is compatible with the uses authorized in, and the regulations prescribed for, the land use districts in which the real property is located. 3. The Development Agreement is in conformity with public convenience, general welfare, and good land use policies in that the Project will implement land use guidelines set forth in the General Plan and the Dublin Village Historic Area Specific Plan. 4. The Development Agreement will not be detrimental to the health, safety, and general welfare in that the Developer's proposed Project will proceed in accordance with all the programs and policies of the General Plan, Dublin Village Historic Area Specific Plan, and Project Approvals. 2 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the Project will be consistent with the General Plan, the Dublin Village Historic Area Specific Plan, and Project Approvals. 6. The Development Agreement complies with the requirements of §§ 65864 et seq. of the California Government Code and Dublin Municipal Code Chapter 8.56 and specifies the duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land for public purposes. The Development Agreement contains an indemnity and insurance clause requiring the developer to indemnify and hold the City harmless against claims arising out of the development process, including all legal fees and costs. Section 3. APPROVAL The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance) and authorizes the City Manager to execute it. Section 4. RECORDATION Within ten (10) days after the Development Agreement is fully executed by all parties, the City Clerk shall submit the Agreement to the County Recorder for recordation. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect on the date the Applicant acquires fee title to the Property. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2277070.1 3 a � RECORDING REQUESTED BY: CITY OF DUBLIN When Recorded Maii To. City Clerk City of Dublin 100 Civic Plaza Dublin, CA 94568 Fee Waived per GC 27383 Space above this line for Recorder's use DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND DUBLIN CROSSINGS, LLC FOR THE HERITAGE PARK PROJECT EXHIBIT B TO ATTACHMENT 6 THIS DEVELOPMENT AGREEMENT ("Agreement" or "Development Agreement") is made and entered into in the City of Dublin on this !_LF,4, day of j',j_kY 2014, by and between the CITY OF DUBLIN, a Municipai Corporation ("City") and DUBLIN CROSSINGS, LLC, a California limited liabl']�'L;y company ("Developer") pursuant to the authority of §§ 65864 et seq. o1:the California Government Code and Dublin Municipal Code, Chapter 8.56. City and Developer are, from time-to-time, individually referred to in this Agreement as a "party," and are collectively referred to as "parties." RECITALS A. California Government Code §§ 65864 et seq. ("Development Agreement Statute") and Chapter 8.56 of the Dublin Municipal Code ("Chapter 8.56") authorize the City to enter into a development agreement for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights in such property. B. Developer has the right to purchase certain real property consisting of approximately 6.6 acres of land in the southwest corner of Dublin Boulevard and San Ramon Road, (APN 941-1550-005-03) and that is more particularly described in Exhibit A attached hereto and is incorporated herein by reference ("the Property"). C. Developer, or its predecessor in interest, has applied for, and City has approved or is processing, various land use approvals in connection with the development of the Project, including, without limitation, a General Plan Amendment, and Dublin Village Historic Area Specific Plan Amendment (Resolution No. , adopted by the City Council on , 2014); a Planned Development rezoning with related Stage 1 and 2 Development Plan (Ordinance 2014); Site Development Review and Vesting Tentative Tract Map (Resolution 2014; and this Development Agreement. All such approvals, collectively, together with any approvals or permits now or hereafter issued with respect to the Project, are referred to as the "Project Approvals." None of the Project Approvals take effect until the Development Agreement takes effect. D. The proposed project (the "Project") on the Property includes the demolition of a 110,000 square foot existing office complex known as "Heritage Park," the construction of 54 small-lot single-family homes, and the construction of a two-story 14,000 square foot office building. E. City desires the timely, efficient, orderly and proper development of the Project. F. The City Council has found that, among other things, this Development Agreement is consistent with its General Plan, as amended, and the Dublin Village Historical Area Specific Plan, as amended, and has been 2259764.2 2 reviewed and evaluated in accordance with the Development Agreement Statute and Chapter 8.56. G. City and Developer have reached agreement 2T)d desire to eXpr-ess herein a Development Agreement that will facilitate development of the Project, subject to conditions set forth herein. H. The Project is located within the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149-06. The previous environmental analysis was updated for the Project through a project- and site-specific Heritage Park Environmental Impact Report (SCH # 2013092043), certified by the City Council in Resolution No. -2014 ("Heritage Park EIR"). The Heritage Park EIR analyzed the environmental impacts of this Agreement. The City Council also approved a Mitigation Monitoring and Reporting Program for the Project. No significant unavoidable impacts were identified in the Heritage Park EIR. I. On - , _2014, the City Council adopted Ordinance No. approving this Development Agreement ("the Approving Ordinance"). The Approving Ordinance states that it will take effect on the date the Developer acquires fee title to the Property (the "Ordinance Effective Date"). NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the mutual promises, obligations and covenants herein contained, City and Developer agree as follows.- AGREEMENT 1. Description of Property. The Property that is the subject of this Agreement is described in Exhibit A attached hereto. 2. Interest of Developer. The Developer has an equitable interest in the Property in that it has the right to acquire the Property for the purpose of developing the Project. Dublin Municipal Code section 8.56.040 specifies that, unless the property owner is party to development agreements, development agreements are "conditional upon the close of escrow vesting fee title to the property in the Developer." Accordingly, the rights and obligations under this Agreement shall become applicable only upon the Developer's acquiring fee title to the Property. 2259764.2 3 3. Relationship of City and Developer. it is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by the City and Developer and that the Developer is not an agent of the City. The City and Developer hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making the City and Developer joint venturers or partners. 4. Effective Date, Term, and Community Benefit Payment. 4.1. Effective Date. The effective date of this Agreement shall be the Ordinance Effective Date ("Effective Date"). 4.2. Term. The term of this Agreement shall commence on the Effective Date and extend five (5) years thereafter, unless said term is otherwise terminated or modified pursuant to the provisions of this Agreement. 4.3. Termination on Sale of Individual Lots. Notwithstanding the foregoing Section 4.2, the provisions of this Agreement shall terminate with respect to any individual lot and such lot shall be released from and shall no longer be subject to this Agreement (without the execution or recordation of any further document or the taking of any further action) upon the lot being finally subdivided and sold or leased (for a period longer than one (1) year) to a member of the public or any other ultimate user. City shall cooperate with Developer, at no cost to City, in executing in recordable form any document that Developer (including any successor to the title of the Developer in and to any of the aforedescribed lots) may submit to confirm the termination of this Agreement as to any such lot. 4.4. Community Benefit Payment. The Developer shall provide a Community Benefit Payment of$6,000 per unit, for a total payment of $324,000, payable to the City on or before the recordation of the first final subdivision map for the Project creating residential lots. The Community Benefit Payment will be applied towards future investment and development of the City's heritage assets, including but not limited to the Heritage Park and Museums site. This Term survives the expiration of this Agreement. 5. Use of the Property. 5.1. Right to Develop. Developer shall have the vested right to develop the Project on the Property in accordance with the terms and conditions of this Agreement, the Project Approvals (as and when issued), and any amendments to any of them as shall, from time to time, be approved pursuant to this Agreement. (Such amendments, once effective, shall become part of the law 22597642 4 Developer is vested into without an additional amendment of this Agreement.) Notwithstanding the foregoing or anything to the contrary herein, any amendment to the General Plan or the Specific Plan not in effect on the Effective Date shall not become part of tne lava Developer is vested Into Linder this Agreement unless an additional amendment of this Agreement is entered into bebiveen Developer and City in accordance with state and City laws. 5.2. Permitted Uses. The permitted uses of the Property, the density and intensity of use, the maximum height, bulk, and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, the location and maintenance of on-site and off-site improvements, the location of public utilities (operated by the City), and other terms and conditions of development applicable to the Property, shall be those set forth in this Agreement, the Project Approvals and any amendments to this Agreement or the Project Approvals, subject to the provisions of Section 5.1. 5.3. Rules Regardin _q Permitted Uses. For the term of this Agreement, the City's ordinances, resolutions, rules, regulations and official policies governing the permitted uses of the Property and governing density and intensity of use of the Property and the maximum height, bulk and size of proposed buildings shall be those in force and effect on the Effective Date of the Agreement. 5.4. Rules Regarding Design and Construction. Unless otherwise expressly provided in Paragraph 5 of this Agreement, the ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the Project shall be those in force and effect at the time of the applicable discretionary approval, whether the date of that approval is prior to or after the date of this Agreement. Ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards, and specifications applicable to public improvements to be constructed by Developer shall be those in force and effect at the time of the applicable discretionary approval, whether the date of that approval is prior to or after the date of this Agreement. 5.5. Building and Other Codes Applicable. The Project shall be constructed in accordance with the provisions of the Building, Mechanical, Plumbing, Electrical, and Fire Codes and Title 24 of the California Code of Regulations, relating to Building Standards, in effect at the time of approval of the appropriate building, grading, encroachment or other construction permits for the Project. 6. Subsequently Enacted Rules and Regulations. 6.1. New Rules and Regulations. During the term of this Agreement, the City may apply new or mQdified ordinances, resolutions, rules, regulations 2259764.2 5 and official policies of the City to the Property, which viere not in force and effect on the Effective Date of this Agreement and which are not in conflict�jith those applicable to the Property as set forth in this Agreement if- (a) the application of such nekiv or modlfled ordinances, resolutions, Tales, regulations or official policies would not prevent, impose a substantial financial burden on, or materially delay development of the Property as contemplated by this Agreement and the Project Approvals and (b) if such ordinances, resolutions, rules, regulations, or official policies have general applicability. 6.2. Approval of Application. Nothing in this Agreement shall prevent the City from denying or conditionally approving any subsequent land use permit or authorization for the Project on the basis of such new or modified ordinances, resolutions, rules, regulations, and policies except that such subsequent actions shall be subject to any conditions, terms, restrictions, and requirements expressly set forth herein. 7. Subsequently Enacted or Revised Fees, Assessments and Taxes. Notwithstanding anything to the contrary contained herein, the Project shall be subject to subsequently enacted or revised fees, assessments and taxes adopted by the City after the Effective Date of this Agreement. Nothing in this Agreement creates a vested right for the Project in the amount or type of fees, assessments and taxes in effect on the Effective Date of this Agreement. 8. Amendment or Cancellation. 8.1. Modification Because of Conflict with State or Federal Laws. The Project and Property shall be subject to state and federal laws and regulations and this Agreement does not create any vested right in state and federal laws and regulations in effect on the Effective Date. In the event that state or federal laws or regulations enacted after the Effective Date of this Agreement prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans, maps, or permits approved by the City, the parties shall meet and confer in good faith in a reasonable attempt to modify this Agreement to comply with such federal or state law or regulation. Any such amendment or suspension of the Agreement shall be subject to approval by the City Council in accordance with Chapter 8.56. 8.2. Amendment by Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the parties hereto and in accordance with the procedures of state law and Chapter 8.56. 8.3. Insubstantial Amendments. Notwithstanding the provisions of the preceding Paragraph 8.2, any amendments to this Agreement that do not relate to (a) the term of the Agreement as provided in Paragraph 4.2; (b) the permitted uses of the Property as provided in Paragraph 5.2; (c) the density or intensity of 2259764.2 6 use of the Project; (d) the maximum height or size of proposed buildings" or (a) monetary contributions by Developer as provided in this Agreement, shall not, except to the extent otherwise required by law, require notice or public hearing before either the Planning Commission or the city COLincil before the parties mD-Y execute an amendment hereto. 8.4. Cancellation By Mutual Consent. Except as otherwise permitted herein, this Agreement may be canceled in whole or in part only by the mutual consent of the parties or their successors in interest, in accordance with the provisions of Chapter 8.56. 9. Annual Review. 9.1. Review Date. The annual review date for this Agreement shall be between June 1 and July 1, 2015 and thereafter between each June 1 and July 1 during the Term. 9.2. Initiation of Review. The City's Community Development Director shall initiate the annual review, as required under Section 8.56.140 of Chapter 8.56, by giving to Developer thirty (30) days' written notice that the City intends to undertake such review. Developer shall provide evidence to the Community Development Director prior to the hearing on the annual review, as and when reasonably determined necessary by the Community Development Director, to demonstrate good faith compliance with the provisions of the Agreement. The burden of proof by substantial evidence of compliance is upon the Developer. 9.3. Staff Reports. To the extent practical, the City shall deposit in the mail and fax to Developer a copy of all staff reports, and related exhibits concerning contract performance at least five (5) days prior to any annual review. 9.4. Costs. Costs reasonably incurred by the City in connection with the annual review shall be paid by Developer in accordance with the City's schedule of fees in effect at the time of review. 10. Default. 10.1. Other Remedies Available. Upon the occurrence of an event of default, the parties may pursue all other remedies at law or in equity that are not otherwise provided for in this Agreement or in the City's regulations governing development agreements, expressly including the remedy of specific performance of this Agreement. 10.2. Notice and Cure. Upon the occurrence of an event of default by either party, the nondefaulting party shall serve written notice of such default upon the defaulting party. If the default is not cured by the defaulting party within thirty (30) days after service Qf such notice of default, the nondefaulting party 2259764.2 7 may then commence any legal or equitable action to enforce its rights under this Agreement-, provided, however, that, if the default cannot be cured within such thirty (30) day period, the nondefaulting party shall refrain from any such legal or equitable action sc long, as the de"FaultIng party begins to cure Such default oJxjithin such thirty (30) day period and diligently pursues such cure to completion. Failure to give notice shall not constitute a waiver of any default. 10.3. No Damages Against City. Notwithstanding anything to the contrary contained herein, in no event shall damages be awarded against the City upon an event of default or upon termination of this Agreement. 11. Estoppel Certificate. Either party may, at any time, and from time to time, request written notice from the other party requesting such party to certify in writing that (a) this Agreement is in full force and effect and a binding obligation of the parties, (b) this Agreement has not been amended or modified either orally or in writing, or, if so amended, identifying the amendments, and (c) to the knowledge of the certifying party, the requesting party is not in default in the performance of its obligations under this Agreement, or, if in default, to describe therein the nature and amount of any such defaults. A party receiving a request hereunder shall execute and return such certificate within thirty (30) days following the receipt thereof, or such longer period as may reasonably be agreed to by the parties. City Manager of the City shall be authorized to execute any certificate requested by Developer. Should the party receiving the request not execute and return such certificate within the applicable period, this shall not be deemed to be a default, provided that such party shall be deemed to have certified that the statements in clauses (a) through (c) of this Section are true, and any party may rely on such deemed certification. 12. Mortgagee Protection; Certain Rights of Cure. 12.1. Mortgagee Protection. This Agreement shall be superior and senior to any lien placed upon the Property, or any portion thereof after the date of recording this Agreement, including the lien for any deed of trust or mortgage ("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value, but all the terms and conditions contained in this Agreement shall be binding upon and effective against any person or entity, including any deed of trust beneficiary or mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise. 12.2. Mortgagee Not Obligated. Notwithstanding the provisions of Section 12.1 above, no Mortgagee shall have any obligation or duty under this Agreement, before or after foreclosure or a deed in lieu of foreclosure, to 2259764.2 8 construct or complete the construction of improvements, or to guarantee such construction of improvements, or to guarantee such construction or completion, or to pay, perform or provide any tee, dedication, improvements or other exaction or imposition; pmv� ded, hoajljever, that the Mortgagee sinall not Ice -entitled tc devote the Property to any uses or to construct any improvements therecn other than those uses or improvements provided for or authorized by the Project Approvals or by this Agreement. 12.3. Notice of Default to Mortgagee and Extension of Right to Cure. If the City receives notice from a Mortgagee requesting a copy of any notice of default given Developer hereunder and specifying the address for service thereof, then the City shall deliver to such Mortgagee, concurrently with service thereon to Developer, any notice given to Developer with respect to any claim by the City that Developer has committed an event of default. Each Mortgagee shall have the right during the same period available to Developer to cure or remedy, or to commence to cure or remedy, the event of default claimed set forth in the City's notice. The City, through its City Manager, may extend the thirty-day cure period provided in Paragraph 10.2 for not more than an additional sixty (60) days upon request of Developer or a Mortgagee. 13. Severabilit . The unenforceability, invalidity, or illegality of any provision, covenant, condition, or term of this Agreement shall not render the other provisions unenforceable, invalid, or illegal. 14. Attorneys' Fees and Costs. If the City or Developer initiates any action at law or in equity to enforce or interpret the terms and conditions of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs in addition to any other relief to which it may otherwise be entitled. If any person or entity not a party to this Agreement initiates an action at law or in equity to challenge the validity of any provision of this Agreement or the Project Approvals, the parties shall cooperate in defending such action. Developer shall bear its own costs of defense as a real party in interest in any such action, and shall reimburse the City for all reasonable court costs and attorneys' fees expended by the City in defense of any such action or other proceeding. 15. Transfers and Assignments. 15.1. Right to Assign. Developer may wish to sell, transfer, or assign all or portions of its Property to another entity (each such other entity is referred to as a "Transferee"). In connection with any such sale, transfer, or assignment to a Transferee, Developer may sell, transfer, or assign to such Transferee any or all rights, interests, and obligatipns of Developer arising hereunder and that pertain 2259764.2 9 to the portion of the Property being sold or transferred to such Transferee, provided, however, that- no such transfer, sale, or assignment of Developer's rights, interests, and obligations hereunder shall occur without prior written notice to City and approval by the City Manager, �,%,°hjch apprcval seal not be unreasonably withheld or delayed. 15.2. Approval and Notice of Sale, Transfer or Assignment. The City Manager shall consider and decide on any transfer, sale, or assignment within ten (10) days after Developer's notice, provided all necessary documents, certifications, and other information are provided to the City Manager to enable the City Manager to determine whether the proposed Transferee can perform the Developer's obligations hereunder. Notice of any such approved sale, transfer, or assignment (which includes a description of all rights, interests and obligations that have been transferred and those which have been retained by Developer) shall be recorded in the official records of Alameda County, in a form acceptable to the City Manager, concurrently with such sale, transfer, or assignment. 15.3. Release Upon Transfer. Upon the transfer, sale, or assignment of all of Developer's rights, interests, and obligations hereunder pursuant to Paragraph 15.1 of this Agreement, Developer shall be released from the obligations under this Agreement, with respect to the Property transferred, sold, or assigned, arising subsequent to the date of City Manager approval of such transfer, sale, or assignment, provided, however, that if any Transferee approved by the City Manager expressly assumes all of the rights, interests, and obligations of Developer under this Agreement, Developer shall be released with respect to all such rights, interests, and assumed obligations. In any event, the transferee, purchaser, or assignee shall be subject to all the provisions hereof and shall provide all necessary documents, certifications, and other necessary information prior to City Manager approval. 15.4. Developer's Right to Retain Specified Rights or Obligations. Notwithstanding Paragraphs 15.1 and 15.2 and Paragraph 16, Developer may withhold from a sale, transfer, or assignment of this Agreement certain rights, interests, and/or obligations, which Developer shall retain, provided that Developer specifies such rights, interests, and/or obligations in a written document to be appended to this Agreement and recorded with the Alameda County Recorder prior to the sale, transfer, or assignment of the Property. Developer's Transferee shall then have no interest or obligations for such rights, interests and obligations, and this Agreement shall remain applicable to Developer with respect to such retained rights, interests, and/or obligations. 16. Agreements Run With the Land All of the provisions, rights, terms, covenants, and obligations contained in this Agreement shall be binding upon the parties and their respective heirs, successors and assigns, representatives, lessees, and all other persons 2259764.2 10 acquiring the Property, or any portion thereof, Or any interest therein, whether by Operation of law or in any manner whatsoever. All of the provisions of this Agreement shall be enforceable as equitable servitude and shall constitute covenants running �jvith the land pursuant to applicable includ,�ng, but not limped to, Section 1468 of the Civil Code of the State of California. Each covenant to do, or refrain from doing, some act on the Property hereunder, or with respect to any owned property (a) is for the benefit of such properties and is a burden upon such properties, (b) runs with such properties, and (c) is binding upon each party and each successive owner during its ownership of such properties or any portion thereof, and shall be a benefit to and a burden upon each party and its property hereunder and each other person succeeding to an interest in such properties. 17. Bankruptcy. The obligations of this Agreement shall not be dischargeable in bankruptcy. 18. Indemnification. Developer agrees to indemnify, defend and hold harmless the City, and its elected and appointed councils, boards, commissions, officers, agents, employees, and representatives from any and all claims, costs (including legal fees and costs) and liability for any personal injury or property damage which may arise directly or indirectly as a result of any actions or inactions by the Developer, or any actions or inactions of Developer's contractors, subcontractors, agents, or employees in connection with the construction, improvement, operation, or maintenance of the Project, provided that Developer shall have no indemnification obligation with respect to negligence or wrongful conduct of the City, its contractors, subcontractors, agents or employees or with respect to the maintenance, use or condition of any improvement after the time it has been dedicated to and accepted by the City or another public entity (except as provided in an improvement agreement or maintenance bond). If City is named as a party to any legal action, City shall cooperate with Developer, shall appear in such action and shall not unreasonably withhold approval of a settlement otherwise acceptable to Developer. 19. Insurance. 19.1. Public Liability and Property Damage Insurance. During the term of this Agreement, Developer shall maintain in effect a policy of comprehensive general liability insurance with a per-occurrence combined single limit of not less than one million dollars ($1,000,000.00) with a One Hundred Thousand Dollar ($100,000) self insurance retention per claim. The policy so maintained by Developer shall name the City as an additional insured and shall include either a severability of interest clause,or cross-liability endorsement. 2259764.2 11 19.2. Workers Compensation insurance. During the term of this Agreement, Developer shall maintain Worker's Compensation insurance for all persons employed by Developer for viork at the Project site. Developer shall reqUiTe each contTactor and sirnllarly to provide VVorIK_-r's Compensation insurance for its respective _employees. Developer agrees to indemnify the City for any damage resulting from Developer's failure to maintain any such insurance. 19.3. Evidence of Insurance. Prior to issuance of any permits for the Project, including grading permits, Developer shall furnish the City satisfactory evidence of the insurance required in Sections 19.1 and 19.2 and evidence that the carrier is required to give the City at least fifteen (15) days prior written notice of the cancellation or reduction in coverage of a policy. The insurance shall extend to the City, its elective and appointive boards, commissions, officers, agents, employees, and representatives and to Developer performing work on the Project. 20. Notices. All notices required or provided for under this Agreement shall be in writing. Notices required to be given to the City shall be addressed as follows: City Manager City of Dublin 100 Civic Plaza Dublin, CA 94568 Fax No. (925) 833-6651 Notices required to be given to Developer shall be addressed as follows: Scott L. Stringer Dublin Crossings, LLC 875 Orange Blossom Way Danville, CA 94526 Fax No. (925) 831-9368 A party may change its address by giving notice in writing to the other party. Thereafter, all notices shall be addressed and transmitted to the new address. Notices shall be deemed given and received upon personal delivery, or, if mailed, upon the expiration of 48 hours after being deposited in the United States Mail. Notices may also be given by overnight courier which shall be deemed given the following day or by facsimile transmission which shall be deemed given upon verification of receipt. 2259764.2 12 21. Agreement is Entire Understanding. This Agreement constitutes the entire understanding and .agreement of the Fades. 22. Exhibits. The following documents are referred to in this Agreement and are attached hereto and incorporated herein as though set forth in full: Exhibit A Legal Description of Property 23. Counterparts. This Agreement is executed in three (3) duplicate originals, each of which is deemed to be an original. 24. Recordation. The City shall record a copy of this Agreement within ten (10) days following the Effective Date. [Execution Page Follows] 2259764.2 13 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date and year first above written. CITY OF DUSLll1,l DEVELOPER DUBLIN CROSSINGS, LLC, a California limited liability company By: Chris Foss, Acting City Manager By: 15��4= Attest: By The Strin ompany, Inc., Its: Managing Member By Scott L. Stringer, Its: President Caroline Soto, City Clerk Approved as to form John Bakker, City Attorney (NOTARIZATION ATTACHED) 2259764.2 14 State of California County of Contra Costa On 14th day of May, 2014 before me, J. Hirayama a Notary Public, personally appeared Scott L. Stringer, v�iho proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. J. HIRAYAMA a�w Commission#2022559 Signature: i . Notary Public -California Z Contra Costa County D Name: J. Hirayama MY Comm.Expires May 15,2017 (typed or printed) (Seal) JH/jh Exhibit A Leg2l Description of the Property ORDER NO. , 0118006974-�I The land referred to is situated in the County of Alameda, City of Dublin, State of California, and is described as follows: Parcel One: Parcel C, "Parcel Map 2834", filed May 23, 1979, Map Book 111, Page 9, Alameda County Records. Parcel Two: Together with a non-exclusive easement for pedestrian and vehicular ingress and egress and parking of vehicles of owners, tenants, agents, employees and invitees, over Parcels A and B as :said Parcels are shown on said Map, as provided for in the Declaration of Restrictions, recorded May 25, 1979, Recorder's Series No. 79-100366, Alameda County Records, as granted in the Deed by Heritage Parks Associates, a limited partnership, to Daon Corporation, a corporation, recorded May 25, 1979, Series No. 79-100367, Alameda County Records. APN: 941-1550-005-03 Page 1 of 1 ASSESSOR'S MAP Code Area Nos.25-001 w i SANTA N1SA RANCHO. � 3 I � Scale l"=eoo' ; (J.1'oanfz,Admr,J.D.Pbclaco)PaE4,A RyIS4) 3?M.2834 nis e Q s4 c ,L 'CiQ IR.S.Ek4 Pa87)� 'j�§ 305 40 J+ �cr�te� 4w �: (B) 2 ;� rig., @ggm. ,gs r a � � Z � o N . Q W N J � s 3 q Q orr n. m 1560 J 1500 NM.pMI•� / � V� - snare q w OL moot r � r;act N O o a Al mo'adr S 0�4 :- T,4T� Q 'v Y _0 c R 1700 Hr.✓s Description: Alameda,CA Assessor Map - Book.Page 941.1550 Page: 1 of 1 Order: 1 Comment: RESOLUTION NO. 14-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL CERTIFY AN ENVIRONMENTAL IMPACT REPORT AND ADOPT CEQA MITIGATION FINDINGS AND A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE HERITAGE PARK PROJECT PLPA 2013-00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project", and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the City prepared Draft and Final EIRs (together "EIR") for the Project, as further described in attached Exhibit A. The Planning Commission considered the EIR and other documents and testimony in connection with a public hearing on the Project on June 10, 2014; and WHEREAS, the Draft and Final EIRs are separately bound documents, incorporated herein by reference, and are available for review in the Planning division of the Community Development Department at City Hall, 100 Civic Plaza, Dublin CA 94568, during normal business hours, file PLPA 2013-00002. NOW, THEREFORE, BE IT RESOLVED THAT: A. The foregoing recitals are true and correct and made a part of this resolution. B. The Dublin Planning Commission has reviewed and considered the Environmental Impact Report and hereby recommends that the City Council adopt the resolution attached as Exhibit A and incorporated herein by reference certifying the Environmental Impact Report as complete, adequate and in compliance with CEQA and the City of Dublin's Environmental Guidelines, and adopting all required mitigation findings and a Mitigation Monitoring and Reporting Program. PASSED, APPROVED, AND ADOPTED this 10th day of June 2014 by the following vote: AYES: 1 ATTACHMENT 7 NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 2272214.1 2 RESOLUTION NO. XX-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN CERTIFYING AN ENVIRONMENTAL IMPACT REPORT AND ADOPTING CEQA MITIGATION FINDINGS AND A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE HERITAGE PARK PROJECT PLPA 2013-00002 WHEREAS, the Applicant, Bates Stringer Ventures, proposes to demolish an existing 110,000 square foot office complex and develop 54 small lot single-family homes and a two- story 14,000 square foot office building on approximately 6.6 acres in the Dublin Village Historic Area Specific Plan ("Specific Plan") area. The project proposes a General Plan and Specific Plan Amendment to change the land use designations on a 5.94 acre portion of the site from Retail/Office (RO) to Medium Density Residential (MDR), and proposes a PD-Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map and Development Agreement for the entire 6.6 acre site. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the Project site is located at 11875 Dublin Boulevard, west of San Ramon Road; south of Dublin Boulevard; east of Donlon Way; and north of Interstate 580; and WHEREAS, the California Environmental Quality Act (CEQA), together with the state guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the City determined that an Environmental Impact Report ("EIR") should be prepared for the Project and circulated a Notice of Preparation dated September 18, 2013 to public agencies and interested parties for consultation on the scope of the EIR; and WHEREAS, the City prepared a Draft EIR dated March 2014 (SCH No. 2013092043) which is attached as Exhibit A and incorporated herein by reference. The Draft EIR reflected the independent judgment of the City as to the potential environmental effects of the Project. The Draft EIR was circulated for the required 45 day public review period, from March 3, 2014 to April 17, 2014; and WHEREAS, the City received comment letters on the Draft EIR from local agencies, the local historic preservation association and two individuals, the City prepared a Final EIR dated May 2014 which is attached as Exhibit B and incorporated herein by reference. The Final EIR contains written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the comments; and WHEREAS, a Staff Report, dated June 10, 2014 and incorporated herein by reference, described and analyzed the Draft and Final EIRs and the Project for the Planning Commission; and 1 EXHIBIT A TO ATTACHMENT 7 WHEREAS, the Planning Commission reviewed the Staff Report, the Draft EIR, and the Final EIR (including responses to comments) at a noticed public hearing on June 10, 2014 at which time all interested parties had the opportunity to be heard; and WHEREAS, following the public hearing and based on the record before it, the Planning Commission adopted Resolution 14-XX recommending certification of the EIR and Resolutions 14-XX, 14-XX, 14-XX and 14-XX recommending approval of the Project General Plan and Specific Plan amendments, the PD-Planned Development rezoning with related Stage 1 and 2 Development Plan, Site Development Review and Vesting Tentative Map, and the Development Agreement, all of which resolutions are incorporated herein by reference and available for review during normal business hours in the Planning Division at City Hall at 100 Civic Plaza, Dublin, CA 94568; and WHEREAS, a Staff Report, dated 2014 and incorporated herein by reference, described and analyzed the Draft and Final EIRs and the Project for the City Council; and WHEREAS, the City Council reviewed the Staff Report, the Draft EIR, and the Final EIR (including responses to comments) at a noticed public hearing on , 2014 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Draft and Final EIRs reflect the City's independent judgment and analysis on the potential for environmental impacts from implementation of the Project and together constitute the Environmental Impact Report for the Heritage Park project; and WHEREAS, the EIR identified several potentially significant impacts that will be reduced to a less than significant level with specified mitigation measures; therefore, approval of the Project will require adoption of findings on impacts and mitigations as set forth in attached Exhibit C; and WHEREAS, a Mitigation Monitoring and Reporting Program, as required by CEQA, is attached as Exhibit D; and WHEREAS, the Draft EIR and Final EIR are available for review in the City Planning Division during normal business hours, file no. PLPA-2013-00002. The custodian of the documents and other materials which constitute the record of proceedings for the Heritage Park project is the City of Dublin Community Development Department, 100 Civic Plaza, Dublin CA 94568, attn: Mike Porto. NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the Dublin City Council certifies as follows: A The EIR has been completed in compliance with CEQA, the CEQA Guidelines and the City of Dublin Environmental Guidelines. B. The EIR was presented to the City Council who reviewed the considered the information contained therein prior to approving the Project. C. The EIR reflects the City's independent judgment and analysis on the potential for 2 environmental effects of the Heritage Park project. D. The EIR consists of the Draft and Final EIR documents, attached as Exhibits A and B which are on file at City Hall and incorporated herein by reference. BE IT FURTHER RESOLVED that the Dublin City Council adopts the mitigations and mitigation findings set forth in Exhibit C, and the Mitigation Monitoring and Reporting Program set forth in Exhibit D, which Exhibits C and D are incorporated herein by reference. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2277295.2 3 - City of .Menge I)airN7 Dublin s X111. NIL WIN 1111 loll � v MCI MM MM mom I OM =0 IF s 1 -0111 I os s�I IS I W41 11M 11"1 ... .... � � �� �'IYA i����•%�11YAN1�= Inll�l X1111 owl -�1 r,'�.•�'� a NO .► �- --�� __ � DUBLIN y. CEMETERY .' Heritage Park Draft Environmental Impact Report Owl lwwiwas■wwlu antIOMww MWOMM walsi■a w■■lulu w sn _ wli��irni��iwti�IMii■�wiiiloif■isiu.u�nl�noli��ii�l�ii�►n>�i=s nw.�w�l�sl�i�i�l■�iwt�lwwu_ww■iwiwwwi�w�■�il�wil■wi�wl■� _._ �ului��.�l�le�i�i �.w�l■��Itiw�u�i�ilii■iiTiwir�iwiil■��1 ; slwiwwwuwunli= _ ��111■w�w�1 .w�o�lA■�uSlMON"t .. cili■wiww��- — ��ei■.�wa�i in�■wwwsii�i�in�w■ ..i_ ■L. � ]nom dlf■ _J ■■■noun noun t R► twill p 011is—Ifff JI■■ 4 �'.wu.wwwawuww■i.w�i�iwr Y� +u IL IL ' rry A�-- Company 1 II (■ �I,�,I,Ii,�,�,I �_ c �_ HERITAGE PARK Draft Environmental Impact Report SCH# 2013092043 March 2014 Heritage Park Draft EIR Table of Contents Table of Contents Executive Summary Summaryof Proposed Project............................................................................................................................. I I. Introduction 1-1 Purpose......................................................................................................................................................................... 1-1 EnvironmentalReview Process........................................................................................................................ 1-1 ReportOrganization.............................................................................................................................................. 1-3 ImpactTerminology............................................................................................................................................... 1-6 2. Project Description 2-1 2.2 Regional Location.....................................................................................................................................2-1 2.3 Project Location........................................................................................................................................2-1 2.4 Existing Setting/ Baseline Conditions............................................................................................2-1 2.4 Existing General Plan Land Use Designations and Zoning................................................2-2 2.5 Purpose and Objectives.......................................................................................................................2-2 2.6 Proposed Land Uses..............................................................................................................................2-3 2.7 Circulation and Parking.........................................................................................................................2-4 2.8 Infrastructure Improvements..............................................................................................................2-5 2.9 Construction Activities..........................................................................................................................2-6 2.10 Requested Actions, Entitlements, and Required Approvals..............................................2-7 3. Environmental Setting, Impacts& Mitigation Measures 3-1 3.1 Aesthetics.....................................................................................................................................................3-3 3.2 Air Quality.................................................................................................................................................3-13 3.3 Cultural Resources...............................................................................................................................3-43 3.4 Geology and Soils.................................................................................................................................3-55 3.5 Greenhouse Gas Emissions and Climate Change...............................................................3-69 3.6 Hazards and Hazardous Materials................................................................................................3-83 3.7 Hydrology and Water Quality.......................................................................................................3-95 3.8 Land Use and Planning....................................................................................................................3-1 1 1 3.9 Noise.............................................................................................................................................I...........3-117 3.10 Public Services and Utilities...........................................................................................................3-131 P�=„K—*y-H- -d Associates.Inc. Page i Heritage Park Draft EIR Table of Contents 4. CEQA Considerations 4-1 4.1 Significant and Unavoidable Environmental Effects................................................................4-1 4.2 Significant Irreversible Changes.........................................................................................................4-1 4.3 Growth Inducement...............................................................................................................................4-2 4.4 Energy Conservation..............................................................................................................................4-3 4.5 Effects Found Not to be Significant................................................................................................4-6 4.6 Cumulative Impacts.................................................................................................................................4-8 4.7 Project Alternatives..............................................................................................................................4-14 5. References 5-1 ReferencesCited.....................................................................................................................................................5-1 Listof Preparers.......................................................................................................................................................5-5 Appendices Appendix A: Notice of Preparation (NOP) and Responses to the NOP Appendix B: Air Quality—Air Quality Modeling Appendix C: Geology and Soils — Geotechnical Report and Fault Rupture Hazard Investigation Appendix E: Hazards and Hazardous Materials - Phase I Environmental Site Assessment (ESA) Appendix F: Hydrology and Water Quality —Technical Memorandum Appendix G: Noise Note: Appendices are available for down load from the City of Dublin's web site: (www. o:dub&i .ca.us) „nmley-Horn d Asses; ta h, Pace Pae ii Heritage Park Draft EIR Table of Contents List of Figures Note —Fgures are located at the end of each respective section in the Draft EIR. Figure 2-1: Regional Location Figure 2-2: Project Vicinity Figures 2-3a: Photographs of the Project Site Figure 2-3b: Photographs of the Project Site Figure 2-4: Surrounding Land Uses Figure 2-5: Site Plan Figure 2-6a: Conceptual Residential Design Figure 2-6b: Conceptual Residential Design Figure 2-7a: Conceptual Commercial Office Building Design Figure 2-7b: Conceptual Commercial Office Building Design Figure 2-8: Preliminary Utility Plan Figure 2-9: Preliminary Storm Water Management Plan Figure 2-10: Demolition Plan Figure 2-1 1: Preliminary Grading Plan Figure 2-12: Tree Removal Plan Figure 2-13: Landscaping Plan Figure 3.4-1: Alquist Priolo Earthquake Fault Zone Map for the Calaveras Fault Figure 3.4-2: Calaveras Fault Traces and Exploratory Trenching Figure 3.4-3: Habitable Building Setback Zone Figure 3.7-1: FEMA Flood Zones Figure 3.8-1: Existing General Plan Land Use Designations Figure 3.8-2: Existing Zoning Designations Z►J K—ey Nom h and Aaso.v— Page i i i Heritage Park Draft EIR Table of Contents Figure 3.8-3: Proposed General Plan and Specific Plan Land Use Map Figure 3.9-1: Proposed Noise Reduction Measures List of Tables Table S-1: Executive Summary of Project Impacts.........................................................................................3 Table 2-1: Existing and Proposed Water Demand....................................................................................2-6 Table 3.2-1: Local Ambient Air Quality Levels.........................................................................................3-15 Table 3.2-2: National and California Ambient Air Quality Standards...........................................3-21 Table 3.2-3: BAAQMD Project Level Thresholds.................................................................................3-23 Table 3.2-4: San Francisco Bay Air Basin Attainment Status I.........................................................3-26 Table 3.2-5: Proposed Project Construction Emissions.......................................................................3-28 Table 3.2-6: Proposed Project Long-Term Operational Emissions................................................3-34 Table 3.5-1: BAAQMD GHG Thresholds..................................................................................................3-77 Table 3.5-2: Estimated Greenhouse Gas Emissions................................................................................3-79 Table 3.5-3: Project Consistency with the City's Climate Action Plan Measures .................3-81 Table 3.7-1: Pre- and Post- I 0-Year Stormwater Flows...................................................................3-104 Table 3.8-1: City of Dublin General Plan Consistency Analysis....................................................3-1 14 Table3.9-1: Noise Descriptors.......................................................................................................................3-1 18 Table3.9-2: Noise Measurements................................................................................................................3-1 19 Table 3.9-3: City of Dublin Land Use Compatibility for Community Noise Environments .........................................................................................................................................................................3-121 Table 3.9-4: Maximum Nose Levels Generated by Construction Equipment......................3-123 Table 3.9-5: Typical Vibration Levels for Construction Equipment............................................3-126 Table 3.9-6: Maximum Noise Levels Generated by Parking Lots................................................3-128 Table 3. 10-1: Enrollment Capacity of Schools Serving the Project Site....................................3-132 am:e,_Ho,1. Page iv nd Associates.Inc Heritage Park Draft EIR Table of Contents Table 3.10-2: DSRSD Current and Projected Water Meter Connections by Customer Type .........................................................................................................................................................................3-134 Table 3.10-3: Wastewater Generation.......................................................................................................3-145 Table 3.10-5: Proposed Project Solid Waste Generation Rates.................................................3-148 Table 4-1: Trip Generation of the Proposed Project Compared to Existing Conditions.....4-8 Table 4 -2: Comparison of Project Alternatives to the Proposed Project................................4-19 /� K-1.y HOrn h A—V— Page v Heritage Park Draft EIR Executive Summary Executive Summary This summary provides a brief description of the proposed project, known areas of concern, project alternatives, and all potentially significant impacts identified during the course of this environmental analysis. This summary is intended as an overview and should be used in conjunction with a thorough reading of the Draft EIR. The text of this report, including figures, tables and appendices, serves as the basis for this summary. Summary of Proposed Project Project Location The project site is located at 1 1875 Dublin Boulevard (known as the Heritage Park office complex) within the Dub/in Vi//age Historic Area Specific Plan area in the City of Dublin. The project site is bound by San Ramon Road to the east; Dublin Boulevard to the north; and Donlon Way to the west; and Interstate 580 (1-580) to the south. Project Description The Heritage Park project (hereinafter ''proposed project'')(City of Dublin Project Application # PLPA 2013-00002) is a General Plan and Specific Plan Amendment to change the land use designations of the project site from ''Retail/Office" to ''Medium Density Residential.'' The proposed project would include the demolition of an 1 10,000 square foot existing office complex known as the "Heritage Park" office complex and would construct 54 small-lot single family homes and a two-story 14,000 square foot office building on approximately 6.6 acres at 1 1875 Dublin Boulevard. Project entitlements include the following: Stage I and Stage 2 Development Plan Site Development Review Vesting Tentative Tract Map(s) Heritage Tree Removal Permit Development Agreement Summary of Environmental Impacts All impacts identified in the subsequent environmental analysis are summarized in Table S- 1: Executive Summary of Project Impacts, which identifies impacts by each technical section. Where mitigation measures are proposed, their title is included in the table. A complete description of each mitigation measure can be found in the respective environmental resource section. Summary of Cumulative Considerable Effects The proposed project would not result in any significant cumulative impacts. P1 X,1Ki Il y HO -d Associates.hc Page ES-1 Heritage Park Draft EIR Executive Summary Summary of Alternatives CEQA Guidelines require that an EIR describe and evaluate alternatives to the project that could eliminate significant adverse project impacts or reduce them to a less-than-significant level. The following alternatives are evaluated in this EIR in the Chapter 4 - CEQA Considerations. • Alternative #I — No Project Alternative • Alternative #2 — Retail/Office Alternative Page ES-2 b M� . Y. . ntl Associates.� . Heritage Park Draft EIR Executive Summary Table S-1: Executive Summary of Project Impacts Project Impacts Level of Significance Mitigation Measures Resulting Level of Without Mitigation Significance Aesthetics Impact 3.1-1: Damage Less than Significant No mitigation measures necessary Less than Significant to Scenic Resources along Scenic Highways Impact 3.1-2: Less than Significant No mitigation measures necessary Less than Significant Degradation of the Visual Character of the Project Site and Surrounding Area Impact 3.1-3: Light and Less than Significant No mitigation measures necessary Less than Significant Glare Air Quality Impact 3.2-1: Short- Potentially MM 3.2-1 a: Implement Short-term Less than Significant term Construction Significant Construction Best Management Emissions Practices MM 3.2-1 b: Implement NOX Reduction Measures Impact3.2-2: Long- Potentially MM 3.2-2: Implement only natural Less than Significant Term Operational Significant gas hearths in residential units Emissions—Regional Emissions Impact 3.2-3: Long- Less than Significant No mitigation measures necessary Less than Significant Term Operational Emissions- Localized Carbon Monoxide (CO) Impact 3.2-4: Long- Potentially MM 3.2-4: Provide Upgraded Less than Significant Term Operational Significant Ventilation Systems. Exposure to Emissions—Toxics Air Odorous Emissions Contaminants Impact 3.2-5: Exposure Less than Significant No mitigation measures are Less than Significant to Odorous Emissions necessary Impact 3.2-6: Long- Less than Significant No mitigation measures are Less than Significant Term Operational necessary Emissions—Clean Air Plan Consistency. Cultural Resources Impact 3.3-1: Historical Less than Significant No mitigation measures necessary Less than Significant Resources Z„Ki .y-Horn C \� antl ASSO v� ,hc. Page ES-3 Heritage Park Draft EIR Executive Summary Project Impacts Level of Significance Mitigation Measures Resulting Level of Without Mitigation Significance Impact 3.3-2: Potentially MM 3.3-2a: Archaeological Less than Significant Archaeological Significant Monitoring and MM 3.3-2b: Halt Resources Work/Archaeological Evaluation Site Specific Mitigation Impact 3.3-3: Potentially MM 3.3-3: Halt Less than Significant Paleontological Significant Work/Paleontological Resources Evaluation/Site Specific Mitigation Impact 3.3-4: Disturb Potentially MM 3.3-4: Halt Work/Coroner's Less than Significant Human Remains Significant Evaluation/Native American Interred Outside of Heritage Consultant/Compliance Formal Cemeteries with Most Likely Descendent Recommendations Geology and Soils Impact 3.4-1: Potential Less than Significant No mitigation measures necessary Less than Significant for Landslides Impact 3.4-2: Potential Less than Significant No mitigation measures necessary Less than Significant for Fault Rupture Impact 3.4-3: Exposure Potentially MM 3.4-3: Preparation of Design- Less than Significant of People or Structures Significant Level Geotechnical Report to Seismic Ground Impact 3.4-4: Exposure Potentially MM 3.4-3: Preparation of Design- Less than Significant of People or Structures Significant Level Geotechnical Report to Liquefaction Impact 3.4-5: Result in Less than Significant No mitigation measures necessary Less than Significant Soil Erosion Impact 3.4-6: Exposure Less than Significant MM 3.4-3: Preparation of Design- Less than Significant to Expansive Soil Level Geotechnical Report Greenhouse Gas Emissions and Climate Change Impact 3.5-1: Less than Significant No mitigation measures necessary. Less than Significant Greenhouse Gas Emissions Impact 3.5-2: Less than Significant No mitigation measures necessary. Less than Significant Consistency with Applicable GHG Plans, Policies, or Regulations Hazards and Hazardous Materials Impact 3.6-1: Routine Less than Significant No mitigation measures necessary. Less than Significant Transport and/or Disposal of Hazardous Materials P1 Page ES-4 b.- and� d Asssocia—a tes Inc Heritage Park Draft EIR Executive Summary Project Impacts Level of Significance Mitigation Measures Resulting Level of Without Mitigation Significance Impact 3.6-2: Less than Significant No mitigation measures necessary Less than Significant Handle/Emit Hazardous Materials in the Vicinity of a School Impact 3.6-3: Interfere Less than Significant No mitigation measures necessary Less than Significant with an Emergency Response Plan/Emergency Evacuation Plan Impact 3.6-4: Potentially MM 3.6-4: Review Files for the Less than Significant Accidental Conditions Significant former Dublin Square Shopping During Construction Center and Prepare a Worker Safety Plan Impact 3.6-5: Potentially MM 3.6-5: Conduct a Vapor Less than Significant Accidental Conditions Significant Intrusion Investigation During Operation Hydrology and Water Quality Impact 3.7-1:Violate Less than Significant No mitigation measures are Less than Significant Water Quality necessary Standards or Waste Discharge Requirements Impact 3.7-2: Deplete Less than Significant No mitigation measures are Less than Significant Groundwater Supplies necessary and Groundwater Recharge Land Use and Planning Impact 3.8-1: Create Less than Significant No mitigation measures are Less than Significant Land Use necessary Incompatibilities or Physically Divide a Community Impact 3.8-2: Conflict Less than Significant No mitigation measures are Less than Significant with Applicable Land necessary Use Plans, Policies, or Regulations Noise Impact 3.9-1: Exposure Potentially MM 3.9-1: Implement Short-Term Less than Significant to Short-term Significant Construction Best Management Construction Related Noise Practices Noise and Vibration Impact 3.9-2: Exposure Less than Significant No mitigation measures are Less than Significant to Short-Term necessary Construction Related Vibration W�„K,miey Horn C' \� and Associates.Inc. Page ES-5 Heritage Park Draft FIR Executive Summary Project Impacts Level of Significance Mitigation Measures Resulting Level of Without Mitigation Significance Impact 3.9-3: Exposure Less than Significant No mitigation measures are Less than Significant to Long-Term necessary Stationary Noise Impact 3.10-4: Less than Significant No mitigation measures are Less than Significant Exposure to Long-Term necessary Mobile Noise Public Service and Utilities Impact 3.10-1: Less than Significant No mitigation measures are Less than Significant Increased Demand for necessary Fire Protection Service Impact 3.10-2: Less than Significant No mitigation measures are Less than Significant Increased Demand for necessary Law Enforcement Service Impact 3.10-3: Less than Significant No mitigation measures are Less than Significant Increased Demand for necessary Educational Facilities Impact 3.10-4: Less than Significant No mitigation measures are Less than Significant Increased Demand for necessary Park and Recreation Facilities Impact 3.10-5: Less than Significant No mitigation measures are Less than Significant Increased Density for necessary Library Services or Other Public Facilities Impact 3.10-6: Change Less than Significant No mitigation measures are Less than Significant in Wastewater necessary Demand and Extension of Wastewater Infrastructure Impact 3.10-7: Change Less than Significant No mitigation measures are Less than Significant in Water Demand and necessary Extension of Water Infrastructure Impact 3.10-8: Change Less than Significant No mitigation measures are Less than Significant in Stormwater Runoff necessary Impact 3.10-9: Change Less than Significant No mitigation measures are Less than Significant in Generation of Solid necessary Waste i nnad As-Ho, Page ES-6 �� nssociates.Inc Heritage Park Draft EIR Introduction 1 . Introduction Purpose This project Environmental Impact Report (EIR) addresses the potential environmental effects of the proposed Heritage Park Office Complex General Plan and Dublin Village Historic Area Specific Plan Amendment Study (hereinafter the "proposed project'') in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. A full description of the proposed project is described in Chapter 2: Project Description. This EIR focuses on evaluation of the following environmental issue areas: aesthetics, air quality, cultural resources, geology and soils, greenhouse gases and climate change, hazards and hazardous materials; hydrology and water quality, land use and planning, noise, public services and utilities. This EIR has been prepared in accordance with CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines. As stated in the CEQA Guidelines, an EIR is an "informational document" with the intended purpose to: ''inform public agency decision- makers and the public generally of the significant environmental effects of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project." Although the Draft EIR does not control the ultimate decision on the proposed project, the City must consider the information in the Draft EIR and respond to each significant effect identified in the Draft EIR through findings in conjunction with any project approval. As defined in Section 15382 of the CEQA Guidelines, a ''significant effect on the environment" is: "...a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project, including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance. An economic or social change by itself shall not be considered a significant effect on the environment. A social or economic change related to a physical change may be considered in determining whether a physical change is significant.'' Environmental Review Process The review and certification process for the Draft EIR will involve the following procedural steps: Notice of Preparation In accordance with Section 15063(a) of the CEQA Guidelines, the City of Dublin determined that an EIR would be necessary for the proposed project; therefore an Initial Study was not prepared. In accordance with Section 15082(a) of the CEQA Guidelines, the City of Dublin Community Development Department circulated a Notice of Preparation (NOP) to the Office of Planning and Research (OPR), responsible and trustee agencies and to the Alameda County Clerk for a period of 30-days to solicit comments on /M„K,—y MOrn and A—ales.Inc Page I- Heritage Park Draft FIR Introduction the scope of the Draft EIR regarding the proposed project (See Appendix A). The comment period of the NOP was from Friday, September 20, 2013 to Monday, October 21, 2013. Four comments letters were received on the NOP from the following agencies: a Alameda County Transportation Agency California Department of Transportation (Caltrans) Dublin San Ramon Services District (DSRSD) ® Alameda County Flood and Conservation District (Zone 7) Concerns raised in response to the NOP were considered during preparation of the Draft EIR and the comment letters are included in Appendix A of this Draft EIR. Draft EIR The Draft EIR contains a description of the proposed project, description of the environmental setting, identification of project impacts and effects found not to be significant, mitigation measures for impacts found to be significant, and an analysis of project alternatives. Upon completion of the Draft EIR, the City fled a Notice of Completion (NOC) with the State Office of Planning and Research, in accordance with Section 15085 of the CEQA Guidelines. Public Notice/Public Review The Draft EIR will be circulated for review and comment by the public and other interested parties, agencies and organizations for a 45-day public review period from Monday March 3, 2014 through Thursday, April 17, 2014. Concurrent with the Notice of Completion (NOC), the City provided a public Notice of the Availability (NOA) of the Draft EIR for public review in accordance with CEQA Guidelines Section 15087(a), and invited comments from the general public, Responsible and Trustee Agencies, organizations, and other interested parties. Notice of the time and location of a City meeting to receive comments on the Draft EIR will be published prior to the meeting. All comments or questions regarding the Draft EIR should be addressed to: Mike Porto, Consultant Project Manager City of Dublin Community Development Department 100 Civic Plaza Dublin, California 94568 Tel: (925) 833-6610 Fax: (925) 833-6628 mike.porto @dublin.ca.gov Page 12 i ZF1 Ktmi¢y-Horn and As-ciates.Inc Heritage Park Draft FIR Introduction Response to Comments/Final EIR Following the public review and comment period for the Draft EIR, a Final EIR will be prepared. The Final EIR will respond to comments received during the public review and comment period. The City will review and consider the Final EIR prior to the decision to approve, revise, or reject the proposed project or an altemative to the proposed project. Certification of the Final EIR If the City of Dublin finds that the Final EIR is ''adequate and complete," the City of Dublin may certify the Final EIR upon findings in accordance with CEQA. Project Consideration After review and consideration of the Final EIR, the City of Dublin may act upon the proposed project. A decision to approve the proposed project would be accompanied by written Findings in accordance with CEQA Guidelines Section 15091 and, if applicable, Section 15093 (Statement of Overriding Considerations). Report Organization Sections 15122 through 15132 of the CEQA Guidelines identify the content requirements for Environmental Impact Reports. Among other things, an EIR must include: description of the project and environmental setting; an environmental impact analysis; mitigation measures; alternatives to the proposed project; identification of significant irreversible environmental changes; growth-inducing impacts; and cumulative impacts. The environmental issues addressed in the Draft EIR were established through the preparation of environmental documentation and supporting technical reports developed for the proposed project, public agency responses to the NOP and comments received. Based upon documentation, technical reports, NOP responses, consultation with the City of Dublin, and review of the project plans, the City of Dublin has determined the scope for this EIR. This Draft EIR is organized in the following manner. Section S—Executive Summary This section summarizes the characteristics of the proposed project and provides a concise summary matrix of the project's environmental impacts, associated mitigation measures. Section 1.0—Introduction This section provides an introduction and overview of the Draft EIR review and certification process. Section 2.0— Project Description The project description provides a detailed description of the proposed project, including project location, site conditions, intended objectives, background information and physical and technical characteristics of the proposed project. 2„K­Ii y-Horn b.. and A—ales InC Page 1-3 Heritage Park Draft EIR Introduction Section 3.0—Environmental Setting, Impacts and Mitigation Measures This section contains an analysis of environmental topic areas to be addressed, as identified below. Each subsection contains a description of the existing setting of the planning area and surrounding area and identifies project-related impacts and recommends mitigation measures where necessary. The following major environmental topics are addressed in Chapter 3 of this Draft EIR: • Subsection 3.1, Aesthetics: The potential change in character of the project site as measured against the existing setting and visual conditions and surrounding land uses is discussed within this subsection of the Draft EIR. Project visibility, scale, additional light and glare, and visual character are considered relative to existing conditions at the project site. The analysis is based on a site reconnaissance, photo documentation of the project site and vicinity, elevations of the proposed project, and existing policy documents (e.g. City of Dublin General Plan and Dub/in V//age Historic Area Specific Plan). • Subsection 3.2, Air Quality: This subsection addresses the requirements of the Bay Area Air Quality Management District (BAAQMD) and analyzes local and regional air quality impacts associated with the proposed project including both short-term construction impacts and long-term operational impacts from mobile and stationary sources. It also addresses the potential for exposure to objectionable odors and toxic air contaminants from Interstate 580 and surrounding uses. This analysis is based on air quality modeling performed for the proposed project by RBF Consulting, which is included in Appendix B of the Draft EIR. Subsection 3.3, Cultural Resources: This subsection analyzes the presence or absence of potentially significant archaeological and historic resources within the project site based on existing studies including the Dublin Village Historic Area Specific Plan / General Plan Amendment Mitigated Negative Declaration and associated resource technical studies. Since the proposed project includes a General Plan Amendment, the City of Dublin completed the Senate Bill (SB 18) consultation process on June 1, 2013. This subsection also analyzes the potential impacts to heritage trees that are located on the project site. Subsection 3.4, Geology and Soils: This subsection examines potential geologic and seismic hazards, as well as any engineering constraints and general soil suitability for the proposed project. Information contained in this section is based on various planning documents including the Soil Survey of Alameda County, as well as a geotechnical report and a fault rupture investigation prepared by Stevens Ferrone & Bailey in March 2012 and June 2013 on behalf of the project applicant, which was peer reviewed by Cal Engineering and Geology on behalf of the City on July 15, 2013 and August 8, 2013. The geotechnical report, fault rupture investigation and peer review is included in Appendix C of the Draft EIR. E Subsection 3.5 Greenhouse Gas Emissions and Climate Change: This subsection analyzes the impacts associated with implementation of the proposed project on Page 14 i_F,Kjrn¢'-Horn \ a d Associates.hK Heritage Park Draft EIR Introduction greenhouse gas (GHG) emissions and climate change. The GHG emissions modeling for the proposed project is included in Appendix B. • Subsection 3.6, Hazards and Hazardous Materials: This subsection evaluates the potential presence of hazardous materials and contaminated soil within the project site. The potential for onsite sources of contamination such as leaking hazardous waste containers; lead-based paints; and asbestos-containing building materials, among other items is also addressed within this subsection of the Draft FIR. This subsection is based on a Phase I Environmental Site Assessment (ESA) prepared by Bureau Veritas in February 2012. The potential risk of these conditions in proximity to proposed development and human activities is evaluated within this subsection of the Draft FIR. The Phase I ESA is included as Appendix D of the Draft FIR. • Subsection 3.7 Hydrology and Water Quality: The impacts of the proposed project on hydrology, storm drainage, water resources and water quality are discussed within this subsection. The analysis also identifies existing drainage patterns, potential flood hazards, the proposed drainage plan, and stormwater retention requirements of the City of Dublin. This section is based upon a pre- and post-development storm water calculations prepared by Carlson, Barbee & Gibson, Inc. • Subsection 3.8, Land Use and Planning: The relationship of the proposed project to relevant regional and local plans, including the Dublin Vllage Historic Area Specific Plan and the City of Dub/in Genera/ Plan and other local planning documents, is discussed in this subsection. The analysis focuses on project consistency with adopted plans and policies and the proposed project's relationship to the City of Dublin General Plan and the Dublin Vllage Historic Area Specific Plan • Subsection 3.9, Noise: Compatibility between the existing noise environment and anticipated noise levels generated by the project-generated traffic, by on-site activities and noise from area roadways and Interstate 580 with implementation of the proposed project are examined within this subsection of the Draft FIR. The analysis is based on a noise study prepared by Charles M. Salter and Associates, which is included as Appendix F of the Draft FIR. • Subsection 3.10, Public Services and Utilities: This subsection calculates demand generated by the proposed project for additional public services such as schools, parks/recreation facilities, police, and fire services. This subsection of the Draft FIR addresses the provision of potable water service, wastewater treatment and disposal, natural gas and electric service, and solid waste impacts are also addressed in this subsection of the Draft FIR. Section 4.0—CEQA Considerations This section of the Draft FIR addresses the required discussions and analyses of various topical issues mandated by CEQA Guidelines Section 15 126.2, including: significant and unavoidable environmental effects; growth inducing impacts; significant irreversible environmental changes and effects found not to be significant. �Z„K^I y-Horn � d As—ales,Inc Page 1-5 Heritage Park Draft EIR Introduction This section also addresses alternatives to the proposed project and cumulative impacts. CEQA Guidelines Section 15126.6 requires that an EIR describe a range of reasonable alternatives to the proposed project, which could feasibly attain the basic objectives of the project and avoid and/or lessen the environmental effects of the project. The alternatives analysis compares the proposed project with two selected alternatives, which include the following: • Alternative #I — No Project Alternative • Alternative #2 — Retail/Office Use Alternative Section 5.0— Report Preparers and References The purpose of this section is to provide a list of all authors and agencies that assisted in the preparation of the report by name, title, and company or agency affiliation. It also itemizes supporting and reference data used in the preparation of the Draft FIR and lists all governmental agencies, organizations, and other individuals consulted in preparing the Draft EIR. Appendices This section includes all notices and other procedural documents pertinent to the Draft FIR as well as all technical reports prepared in support of the analysis. Impact Terminology This Draft FIR uses the following terminology to describe environmental effects of the proposed project: Standards of Significance: A set of criteria used by the lead agency to determine at what level, or ''threshold'', an impact would be considered significant. Significance criteria used in this FIR include the CEQA Guidelines and Statutes; factual or scientific information; regulatory performance standards of local, state, and federal agencies; and the goals, objectives, and policies of the City of Dublin General Plan. Less Than Significant Impact A less than significant impact would cause no substantial change in the environment and no mitigation is required. Potential/,Significant Impact.'A potentially significant impact may cause a substantial adverse change in the physical conditions of the environment. Mitigation measures and/or project alternatives are identified to reduce project effects to the environment. Significant Impact Significant impacts are identified by the evaluation of project effects using specified standards of significance. Mitigation measures and/or project alternatives are identified to reduce project effects to the environment. Significant Unavoidable Impact A significant and unavoidable impact would result in a substantial change in the environment for which no feasible mitigation is available Page I-6 i ZF,Kzi.,Horn. ,,Ass We , Heritage Park Draft EIR Introduction to reduce the impact to a less than significant level, although mitigation may be available to lessen the degree of the impact. • Cumulative Impact- Cumulative impacts refer to two or more individual affects which, when considered together, are considerable or which compound or increase other environmental impacts. Pte^K—ey-Horn b and Ass wes.Inc Page I-7 Heritage Park Draft EIR Project Description 2. Project Description The proposed project is a General Plan and Dublin Village Historic Area Specific Plan Amendment to change the land use designations on a 5.85 acre portion of the 6.6-acre of the project site from Retail/Office (RO) to Medium Density Residential (MDR). The proposed project would include the demolition of an 1 10,000 square foot existing office complex known as the Heritage Park office complex and would construct 54 small-lot single family homes and a two-story 14,000 square foot office building on approximately 6.6 acres. 2.2 Regional Location The project site is located in the City of Dublin in northern Alameda County, near the center of the Tri Valley region. Regional access to the City is from Interstate 580, Interstate 680, and the Dublin/Pleasanton line of Bay Area Rapid Transit (BART). Cities that border Dublin include San Ramon to the north (in Contra Costa County), Pleasanton to the south and Livermore to the east. The regional location is shown in Figure 2-1: Regional Location. 2.3 Project Location The project site is located at 1 1875 Dublin Boulevard within the Dub/in t///age Historic Area Specific P lan area. The project site is bound by San Ramon Road to the east; Dublin Boulevard to the north; and Donlon Way to the west; and Interstate 580 (1-580) to the south. The project vicinity map is shown in Figure 2-2: Project Vicinity, 2.4 Existing Setting / Baseline Conditions The project site currently contains a number of two-story commercial/office buildings totaling 1 10,000 square feet of commercial/office space. The buildings are wood frame and were constructed between 1978 and 1981. The remainder of the project site is comprised of surface parking and landscaping, including 137 trees. The project site is located approximately three to five feet below Donlon Way and slopes from west to east at an elevation of 375 feet above mean sea level (msl) at the western portion of the project site to 365 feet msl in the eastern portion of the project site. Existing conditions of the project site are shown in photographs in Figure 2-3a and Figure 2-3b: Photographs of the Project Site. Surrounding Land Uses Surrounding land uses include the Dublin Heritage Park and Museums and a dog kennel to the west across Donlon Way; a church, restaurant, and gas station bordering the project site to the north; residential and commercial across Dublin Boulevard to the north; office space to the east across San Ramon Road; and Dublin Creek and Interstate 580 to the south. Surrounding land uses are shown in Figure 2-4: Surrounding Land Uses. ��Kimsey-Hom and A�.,es. Page 2-1 Heritage Park Draft EIR Project Description 2.4 Existing General Plan Land Use Designations and Zoning General Plan Designations The City of Dub/in Genera/ Plan (City of Dublin 20 10) identifies the general locations, density and extent of land available for housing, business, industry, natural resources protection, recreation, and other uses. The project site is designated Retail/Office in the City of Dub/in Genera/ Plan. The following land use designations surround the project site: Medium/High Density Residential (MHDR) to the north; Retail/Office (RO) and Parks/Public Recreation (PPR) to the west; and Retail/Office (RO) to the east. Surrounding land use designations are shown in Figure 3.8-1: General Plan Land Use Designations. Zoning According to the City of Dub/in Zoning Map, the project site is zoned Planned Development (PD). The zoning map of the project site is shown in Figure 3.8-2: Zoning Designation. Dublin Village Historic Area Specific Plan The Dub/in V//age Historic Area Specific Plan was developed by the City to guide future development to be sensitive to the area's historic past and to formalize the City's commitment to preserving and enhancing the area's remaining historic, cultural, and archaeological resources for the future. The Specific Plan includes goals and objectives for the plan; an inventory of historic resources; and design standards and guidelines for future development, including guidelines for the preservation and enhancement of historic resources within the Specific Plan area. The project site is designated Retail/Office (RO) and zoned PD in the Dub/in V//age Historic Area Specific Plan. 2.5 Purpose and Objectives Consistent with the CEQA Guidelines Section 15124(b), a clear statement of objectives and the underlying purpose of the proposed project shall be discussed in the Environmental Impact Report. The City of Dublin and the project applicant have provided the following project objectives for the proposed project: • Design new housing and commercial uses consistent with the Dub/in Vi//age Hstoric Area Specific Plan. • Ensure a viable infill project that provides for the creation of new housing in proximity to Downtown Dublin and public transit. • Create a community that is compatible in scale and design with surrounding land uses. Page 2-2 ►=rJ K-1e,Ha, d A-,Ie he Heritage Park Draft EIR Project Description Establish a cohesive community feel in the project area through compliance with the Dublin Historic t///age Specific P lan design guidelines that ensure consistency between individual neighborhoods while allowing unique architectural expression. 2.6 Proposed Land Uses On November 20, 2012, the Dublin City Council adopted a resolution approving the initiation of a General Plan and Dublin Village Historic Area Specific Plan Amendment Study to change the General Plan land use designation for the portion of the project site that is planned for residential development from Retail/Office to Medium Density Residential. Following demolition of the Heritage Park office complex, the 6.6 acre project site would be developed with 54 small-lot single-family homes on 5.85 acres, and a two-story 14,000 square foot office building on the remaining 0.75 acres. New drought-resistant landscaping and lighting is proposed to complement the building architecture. A site plan of the proposed project is shown in Figure 2-5: Site Plan. The General Plan Amendment Study will be completed concurrently with processing other entitlements requested by the project applicant. These include the following: • Stage I and Stage 2 Development Plan • Site Development Review • Vesting Tentative Tract Map(s) • Heritage Tree Removal Permit • Development Agreement Single Family Residential Homes The two-story 54 single-family residential homes would range in size from +/- 2,012 to 3,167 square feet and would be designed consistent with the development standards and design guidelines set forth in the Dublin V//age Historic Area Specific Plan as well as architectural guidelines to be submitted by the project applicant. The proposed single family residential component of the proposed project would have an average density of 8.2 dwelling units per acre. The single-family residential homes would be comprised of Craftsman and American Farmhouse architectural styles and would be within the height limit of 45 feet (for more than five units) prescribed by Chapter 8.3 6, Development Regulations of the City of Dublin Municipal Code. Architectural elements and details would be constructed at a similar scale and character as the surrounding land uses. These include the use of front and upstairs patios and the use of varying building materials (e.g. board and batten siding and shingles) that would break up the perceived mass of the building and provide visual interest. Garages would generally be recessed from the front of each home. The conceptual design PI � bndA—W— Page 2-3 Heritage Park Draft EIR Project Description of the proposed single-family residential units is shown in Figure 2-6a and Figure 2-6b: Conceptual Residential Design. Commercial Office Building The proposed two-story commercial/office building would be located in the northwestern corner of the project site adjacent to Donlon Way. The commercial building would be comprised of 7,000 square feet per floor, for a total of 14,000 square feet. The ground level of the building would have a wrap-around porch element, with low sloping roof planes, exposed rafter ends, and trellis work. A lobby entry at the center of the building would be comprised of a covered trellis and gable roof. An outdoor patio is also incorporated to one side, framed with a low river rock wall. The second level of the commercial building would have gable elements and sloping roofs. Mechanical equipment would be screened by the sloping roof around the perimeter. The bottom floor of the commercial office building would have river rock at the base, wall shingles at the ground level, board and battens for the second level, and a composition roof. All windows would be vertically oriented. The conceptual design of the proposed commercial office building is shown in Figure 2-7a: and Figure 2-7b: Conceptual Commercial Office Building Design. Sound Walls The proposed project includes an I I-foot noise barrier along the southern and eastern boundaries of the project site bordering Interstate 580 and San Ramon Road. The sound wall would continue in the northeastern portion of the project site between Lots #23 through #26. A five foot sound wall would be constructed along the northern border of the project site between Lots #19 through #22 and a parking lot located north of the project site. 2.7 Circulation and Parking Primary access to the project site would be provided off Donlon Way and would include an internal network of streets (Streets A through E). The residential component of the proposed project would include a total of 250 parking spaces, including 108 garage spaces, 108 driveway spaces, and 34 guest spaces. Additionally, six new publicly accessible parking spaces would be constructed along the east side of Donlon Way. The parking area for the proposed commercial building would be shared with the two adjacent properties located north of the project site (Church of Christ and the Frankie, Johnnie, and Luigi restaurant) adjacent to Dublin Boulevard. The parking lot would include 71 standard spaces; 40 compact spaces; and six accessible spaces for a total of 1 18 parking spaces. The project applicant proposes to enter into a shared parking agreement with the church and restaurant to share these spaces, taking into account hourly and day of week parking demands between the uses. i� K-ley_Horn Page 2-4 � nd As­„� Heritage Park Draft EIR Project Description 2.8 Infrastructure Improvements Stormwater The project site is divided into two drainage areas. These drainage areas will be maintained with the proposed improvements. Drainage Area I is 0.9 acres and it made up of the existing church and restaurant buildings. The total flow generated by Area I was estimated to be 1.7 cubic feet per second (cfs) (Carlson, Barbee Gibson, 1 1/24/13). Total post development flow was estimated to be 3.4 cfs, for a net increase of 1.7 cfs. Area I discharges into an existing 27'' storm drain main located in Dublin Boulevard, which has a full flow capacity of 17.0 cfs. At present, it is not known yet if there is sufficient capacity in this 27'' storm drain to accommodate the additional flow. The project applicant plans to conduct a more details analysis as part of final design to determine if there is sufficient capacity in the existing storm drain main. If not, a portion of the runoff generated by Area I would be detained within a planned bioretention area to ensure that post development flows do not exceed pre-development flows off site. Drainage Area 2 is 7.1 acres and includes the existing office buildings and parking lots. The total flow generated by Area 2 was estimated to be 1 1.7 cfs. Stormwater from Area 2 would be retained in one of two bio-retention ponds before being discharged into an existing 24" storm drain pipe, located in the southeast corner of the site. This pipe connects to an existing concrete lined channel (Dublin Creek) located within the Caltrans right-of-way. The full flow capacity of the 24" outlet pipe was determined to be 12.4 cfs. The total post-development flows generated by Area 2 was determined to be 8.5 cfs, or a reduction of 3.2 cfs (Carlson, Barbee Gibson, I 1/24/13).The preliminary infrastructure improvement plans are shown in Figure 2-8: Preliminary Utility Plan and Figure 2-9: Preliminary Storm Water Management Plan. Potable Water The project site has multiple water laterals, which serve the existing office buildings located off of Donlon Way. The proposed project would include an additional connection point to the existing eight-inch main within Dublin Boulevard to create a looped system. As shown in Figure 2-8: Preliminary Utility Plan, the on-site water system will serve Single Family Residential Lots 8-54, while Lots 1-7 will be served with individual laterals from the public water main located in Donlon Way. Water Demand As shown in Table 2-1: Existing and Proposed Water Demand, the proposed project would result in a reduction in the water demand of 26,669 gallons per day as compared to the existing commercial/office uses at the project site. P�M^Kimiey-Horn ,,and Associates inc. Page 2-5 Heritage Park Draft EIR Project Description Table 2-I: Existing and Proposed Water Demand Land Use Units and Acres Water Generation Rate Water Generation Existin g Land Use Commercial/Office 0.10 gallons per day/square 1 10,000 square feet (interior) and 3,125 1 1,000 gpd (interior) feet gallons per day per acre 20,625 gpd (exterior) 6.6 Acres (exterior) Proposed Land Use Commercial/Office 14,000 Square 0.10 gallons per day/square 1,400 gallons per day Feet feet (interior) and 3,125 (interior) 0.75 Acres gallons per day per acre 2,344 gallons per day exterior exterior Medium Density 54 units 225 gallons per day/dwelling 1,215 gallons per day Residential unit Subtotal 2,615 gpd (Interior) 2,344 gpd Exterior (8,385) gpd (Interior) (18,281) gpd (Exterior) Net Difference 26,669 d 1. Rates from DRSD do not take into account recycled water use. Source: DRSD and RBF Consulting,2013. Sanitary Sewer As shown in Figure 2-8: Preliminary Utility Plan, the proposed project would connect to the existing eight inch sanitary sewer main located in Donlon Way. The existing sewer is approximately five feet deep at the proposed tie-in point and therefore the proposed project would require installation of a sewer pump. The on-site sewer system would serve Lots 8 to 54 and Lots I to 7 and would have laterals connecting to the existing sewer main located within Donlon Way. A separate sewer lateral would be installed for the commercial office building, which would connect to the existing main in Donlon Way. 2.9 Construction Activities Demolition, Grading and Excavation The proposed project would include grading and site preparation activities within the entire project site. This would include the demolition the two-story commercial/office buildings totaling and removal of asphalt and existing utilities, generating approximately 2,500 tons of mixed material. Figure 2-1 1: Demolition Plan presents the proposed demolition plan. Approximately 15,700 cubic yards of soil would be imported to the project site in order to elevate the grade on the north, east, and west parts of the project site. The proposed project also includes the construction of several retaining walls located throughout the project site including one at the southerly and easterly boundaries, which would be part of the proposed sound walls. The preliminary grading plan for the proposed project is shown in Figure 2-1 1: Preliminary Grading Plan. Page 2-6 h C �ldAs �,�- Heritage Park Draft EIR Project Description Tree Removal and Landscaping Based on the Preliminary Tree Report prepared by HortScience (October 2013) for the project applicant, the project site contains 137 trees. Of these, 33 were rated as Excellent, 37 Good, 40 Fair and 27 Poor. There are 19 Heritage trees as defined by Section 5.60 of the City of Dublin Municipal Code (Heritage Tree Ordinance). 18 of these Heritage trees are Coast redwood and one is a Coast live oak. As shown in Figure 2-12: Tree Removal Plan, the proposed project would remove 107 trees, 16 of which are classified as Heritage trees. Of these Heritage trees, five of them are California black walnuts located on the western edge of Donlon Way. 30 trees would be preserved including three Heritage trees; namely two coast redwoods (29-inch and 25- inches in diameter) and one coast live oak (28 inches in diameter) located on the perimeter of the project site. To help off-set the impacts to these Heritage Trees, the project applicant has agreed to fund the City in the amount of $19,000 to assist in the planting trees in the proposed Orchard in the Heritage Park. This payment would be provided to the City prior to issuance of the site grading permit. As shown in Figure 2-13: Landscaping Plan, the proposed project would include extensive on-site landscaping. This includes planting 13 trees (36'' box) along Donlon Way. Numerous other trees and shrubs would be planted on site including redwoods, crape myrtle, Japanese maple, and Southern magnolia. 2.10 Requested Actions, Entitlements, and Required Approvals Initial entitlements required for development at the project site in the Dublin Village Historic Area Specific Plan include the following actions to be taken by the Dublin City Council: EIR Certifcation.• Certification of the Heritage Park Environmental Impact Report (EIR), including findings that identify significant environmental impacts of the proposed project and mitigation measures that must be implemented as part of the Project, which will be reflected in the Mitigation Monitoring and Reporting Program (MMRP) and imposed as conditions of approval on subsequent discretionary approvals. This action will be adopted by resolution. Genera/Plan Amendment For the proposed residential portion of the project site, the City of Dublin General Plan will be amended to: 1) Change the text to reflect the new General Plan designation from Retail/Office to Medium Density Residential and 2) Change the General Plan Land Use Map from Retail/Office to Medium Density Residential for the residential portion of the project site. Specific Plan Amendment For the proposed residential portion of the project site, the Dublin t/'l/age Historic Area Specific P/an will be amended to: 1) Change the text to reflect the new Specific Plan designation from Retail/Office to Medium Density Residential and 2) Change the Specific Plan Land Use Map from Retail/Office to Medium Density Residential for the residential portion of the project site. ey-H-n C KimsAssociates ln Page 2-7 and Heritage Park Draft EIR Project Description • Zoning Ordinance Amendments The zoning designation would remain Planned Development; however, the zoning text would be amended to include provisions and development regulations as they pertain to the respective Retail/Office and Medium Density Residential portions of the project site. • Development Agreement(DA).-Approval of a DA between the City of Dublin and the project applicant. This action will be adopted by ordinance. • Vesting Tentative Map:Approval of Vesting Tentative Subdivision Map. This action will be adopted by resolution. • Site Development Review. Approval of site and architectural review for the proposed project. This action will be adopted by resolution. • Grading and Improvement Plans Approval of site-specific grading plans and improvements for individual neighborhoods. This action is ministerial and approved by the City Engineer or Public Works Director. The FIR is also available for use by Responsible and Trustee Agencies or other agencies that may have jurisdiction or approval authority for the proposed project. 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