HomeMy WebLinkAboutPC Reso 89-049 PA89-097 DublnMdw
RESOLUTION NO. 89 - 049
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING THE SITE DEVELOPMENT REVIEW
CONCERNING PA 89-097 DUBLIN MEADOWS - JL CONSTRUCTION
WHEREAS, JL Construction is requesting concurrent Site Development
Review and Conditional Use Permit approval for said 206 apartment/condominium
units; and
WHEREAS, the Planning Commission did hold public hearings on September
18, 1989; and
WHEREAS, proper notice of said public hearings was given in all respects
as required by law; and
WHEREAS, the Staff Report was submitted recommending that the Site
Development Review and Conditional Use Permit be approved subject to conditions
prepared by Staff; and
WHEREAS, the City Council did hear and consider all said reports and
recommendations herein above set forth; and
WHEREAS, pursuant to State and City environmental regulations, a
Mitigated Negative Declaration of Environmental Significance has been
previously adopted for this project (City Council Resolution No. 30-89).
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find:
1. The project will promote orderly, attractive, and harmonious
development in that general architectural considerations, including the
character, scale, and quality of the design, the architectural relationship
with the site building materials, colors and similar elements have been
incorporated into the project in order to insure compatibility of this
development with its design concept and the character of planned future land
uses.
2. The project recognizes environmental limitations on development by
preserving the natural features of the creek to the maximum extent, providing
noise controlled environment where interior noise levels may exceed local and
state standards, and providing for off-site circulation improvements.
3. The project will stabilize land values and investments in the area
in that it is compatible to existing and planned land uses in the area, will be
visually attractive, will not overburden public services, and will provide
housing of a type that is desired in the City of Dublin.
4. The project will promote the general welfare as it meets the
specific intent clauses or performance standards of the City of Dublin zoning
regulations and the General Plan.
5. The project is properly related to its site, surroundings, traffic
circulation, and its environmental setting.
BE IT FURTHER RESOLVED THAT THE Planning Commission approves Site
Development Review PA 89-097 subject to the conditions listed below:
CONDITIONS OF APPROVAL:
Unless otherwise specified, the following conditions shall be complied with
prior to issuance of building permits. Each item is subiect to review and
approval by the Planning Department unless otherwise specified.
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GENERAL REQUIREMENTS:
1. This approval is for a Site Development Review of 206 multi-family
dwelling units along with on-site recreation facilities, consistent "Iith
the following submittals.
Except as specifically modified' or elaborated upon by the conditions
listed below, development of the 206 unit apartment/condominium project
shall conform to the Conditions of Approval established by Resolution
Nos. 32-89 and 33-89 of the Dublin City Council, approved on Ma~ch 27,
1989 for City File PA 88-009.1 and .2.
Except as specifically modified elsewhere in these conditions,
development shall be generally consistent with the following submittals:
a. Conceptual site plan, floor plans, and elevations p~epa~ed by
James Guthrie and Associates for JL Construction, consisting of 18 sheets
and dated received August 29, 1989 (Site Plan and Architectural Plans).
b. Conceptual landscape plan prepared by HRP LanDesign
consisting of one (1) sheet and dated received July 28, 1989.
Collectively, these materials shall serve as "Exhibit A" for this
project and shall be maintained on file with the Planning Department.
2. Mitigation measures and monitoring program specified in City Council
Resolutions 30-89 and 31-89 are made a part of these Conditions of
Approval. The Applicant/Developer is expected to fully comply with all
conditions established in those resolutions.
3. Except as may be specifically provided for within these Conditions of
Approval, the development shall comply with City of Dublin Site
Development Review Standard Conditions (see Attachment 8).
4. Except as may be specifically provided for within these Conditions of
Approval, development shall comply with City of Dublin Police Services
Standard Residential Building Security Requirements (see Attachment 9 of
PD Rezoning Conditions of Approval).
5. Except as may be specifically provided for within these Conditions of
Approval, the development shall comply with the City of Dublin
Preliminary Residential Condominium Guidelines (Attachment 11).
6. Private vehicular accessway requirements (e.g. widths) delineated in
Attachment 8 shall be observed unless otherwise noted on the Site Plan
dated received August 29, 1989.
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7. The Developer shall complete and submit the City of Dublin Standard
Plant Material, Irrigation System and Maintenance Agreement (see
Attachment 10).
8. The Site Development Review approval shall be valid for two (2) years
from the date of approval. The approval period for the permit may be
extended one additional year (Developer must submit a written request
for the extension prior to the expiration date of the permits) by the
Planning Director upon a determination that the Conditions of Approval
remain adequate to assure that the above stated Findings of Approval
will continue to be met. Failure to exercise the approval, or to make
substantial progress in completing the project (significant above ground
construction based on valid building permits), will cause the permit to
become null and void.
9. Construction plans shall clearly show the location, design and materials
used for any project fences, walls, gates and retaining walls. The
design, location and materials used for these items are subject to
review and approval by the Planning Director. Wooden fence posts and
any other wooden fence members in direct contact with the soil shall be
pressure treated, unless an alternative treatment/material is approved
by the Building Official.
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10. All construction shall be limited to take place between the hours of
7:30 a.m. and 6:00 p.m. , Monday through Friday, except as may be
approved in advance in writing by the City Engineer. Weekend work in
the vicinity of adjacent occupied residential units is prohibited.
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11.
A condominium plan shall be filed for this property prior to occupancy
of any unit.
12.
Prior to the issuance of building permits, the Developer shall document
that the Ordinance requirements of the Dougherty Regional Fire Authority
(DRFA) have been, or will be, satisfied (Attachment 12).
13. Construction plans submitted for building permits shall include details
on design, dimensions, locations and materials for the swimming pools,
spa, tot lots, tennis court, sports court, basketball court, and trash
enclosures. These details are subject to review and approval by the
Planning Director.
14. A street naming and numbering system based on the City address grid
system must be submitted for review and approval by the Building
Inspection Department prior to the issuaóce of building permits.
SITE PlANS
15. Exceptions to the standard setback requirements as established for PA
88.009.1 by City Council Resolution 32-89 and shown on Attachment 4 are
granted as follows:
a. Building 2
may observe 10 feet setback from property line.
b. Building 7 a minimum 10 foot setback from parking area shall be
provided; exceptions are granted to allow 8 feet from creek fence and
10 feet from private road at south corner of building.
c. Building 10 - building may observe a 9 foot creek fence setback at
east corner and 9 foot private street setback at south corner.
d. Building 11 - southside building appurtenance may observe a 5 foot
setback from creek fence to provide a 15 foot setback at northeast
corner.
e. Building 22 - south corner may observe a 10 foot setback from property
line.
f. Building 2 appurtenance and Building 1 setback shall be reduced to 17
feet to allow Building 1 to observe 15 foot setback from property
line.
16. Building 3 setback from the loop road shall be to at least 12 feet.
17. Building 26 shall observe a minimum 12 foot setback from the creek fence
where pathway passes between building and the fence.
18. Mailbox locations shall be approved by the U.S. Postal Service prior to
acquiring building permits. Written confirmation of said approval shall
be supplied to the Planning Department.
19. All uncovered parking spaces shall be shown to be at least 9 feet in
width_and 18 feet in length. Compacts shall be shown to be at least 8
feet in width and 16 feet in length. A 2 foot overhang (into a
landscaped area) is permitted.
20. A minimum parking ratio of 2.16 spaces per dwelling unit, for a total of
445 parking spaces, shall be provided. A maximum of 50% of the
uncovered spaces may be for compact cars.
21. Parking shall be permitted only in approved parking stalls. No parking
is permitted along street. No storage of vehicles or other items is
permitted in any parking areas.
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22. A minimum of 15% of the total parking spaces shall be marked for visitor
use only. One carport or garage space shall be assigned to each
dwelling unit. The remaining parking spaces shall be unassigned.
LANDSCAPE PLANS
23. The root shields utilized throughout this project shall be by Deep Roo~
Control Products, made of high impact polystyrene, or of an equivalent
design, as determined acceptable by the City Engineer. The locations
where root shields shall be utilized shall be subject to review and
approval by the City Engineer.
24. Transformers, irrigation control boxes, backflow devices, valves, and
the like, shall be enclosed in vaults, fencing and/or painted out and
landscaped, as determined acceptable to the Planning Director.
25. Plant materials shown on the Conceptual Site Plan are generally
acceptable. The Project Landscape Working Drawings shall specifically
note the number and location of each species proposed. The Podocarus
Gracillior may be too temperature-sensitive for the Dublin area and a
different project street and parking tree shall be considered.
Annamomum Camphora shall be replaced with another tree species that
would be faster growing, with less competitive root system and less
suspectible to root rot. The final plant materials are subject to
review and approval by the Planning Director prior to submittal of
Project Landscape Working Drawings.
26. The final internal pedestrian walkway system shall be submitted as pdrt
of the Project's Landscape Working Drawings, and will be subject to
review and approval by the Planning Director.
27. A plant watering and maintenance program for non-creek areas shall be
submitted to the Planning Director for review and approval. Separate
winter and summer watering schedules shall be established. Watering of
trees shall be restricted to deep watering two to three times per month.
First year watering and mainteannce programs to establish plants shall
be specified.
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28. Main pedestrian walkway shall be extended from the recreation area in
Phase 3 and connect to Amador Valley Boulevard sidewalk. ~TIeelchair
ramps per Title 24 shall be provided at each street (private or public)
crossing.
IMPROVEMENTS/PLANS
29. Prior to filing for building permits, complete project improvement plans,
including precise plans and specification for street improvements, grading,
drainage (including size, type, and location of drainage facilities both
on- and off-site) and erosion and sedimentation control shall be submitted
to and approved by the City Engineer.
30. Construction Plans shall include design and location details for vehicular
traffic signing (e.g. stop signs, street name signs) throughout the
project site. The striping and signing of internal roadways shall be
subject to review and approval by the City Engineer prior to installation.
Internal roadways shall be posted as private streets. Parking area
striping and signing shall include small car, handicapped and visitor
parking information. Use of double striping for open parking spaces is
encouraged.
31. Prior to approval of improvement plans, the Developer shall document that
the requirements of Zone 7 have been, or will be, satisfied (Attachment 13
outlines Zone 7's requirements).
32. The Applicant shall submit a Private Vehicle Accessway Agreement for revie\'.'
and approval by the City Engineer and City Attorney. The Agreement shall
serve to establish a contract which will enable the City to provide
specified maintenance service on the vehicle accessways in the event the
Developer or the Homeowner's Association fails to so maintain them (see
Sample Agreement - Attachment 14).
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33. Details of the textured concrete walks and the stamped concrGte entt"y'.'oys
and crosswalks shall be clearly delineated on construction plans. The
design, materials, dimensional layout and colors shall be subject to reviGw
and approval as part of the Project Landscape Working Drawings by the
Planning Director.
34. Unless specifically provided for within Exhibit A, parking of recreational
vehicles (as defined in Section 8-22.51 of the City Zoning Ordinance)
within this project is specifically prohibited. Said restrictions shall be
prominently outlined within the Rental Agreements and Terms of Sale
Agreement for individuals purchasing units in the project. Upon request,
copies of such documents shall be submitted to the Planning Department.
35. A lO-foot wide concrete paving strip shall be provided across each
entrance. The main entry paving strip shall align with the lip of gutter
on Amador Valley Boulevard and textured paving stones on project interior.
36. If occupancy is requested to occur in phases, then all physical
improvements shall be required to be in place prior to occupancy except for
items specifically excluded in a Construction-Phased Occupancy Plan
approved by the Planning Department. Said plan shall be submitted a
minimum of 45 days prior to the occupancy of any unit covered by the plan.
No individual unit shall be occupied until the adjoining area is finished,
safe, accessible, provided with all reasonable expected services and
amenities, and completely separated from remaining additional construction
activity. Any approved Construction-Phased Occupancy Plan shall have
sufficient cash deposits or other assurances to guarantee that the project
and all associated improvements shall be installed in a timely and
satisfactory manner. Any approved Construction-Phased Occupancy Plan shall
indicate the proposed timing of completion of the project recreational
facilities. At the request of the Planning Director, written
acknowledgements of continuing construction activity shall be secured from
all occupants or tenants for the portions of the project to be occupied,
and shall be filed with the Planning Department. Said acknowledgements for
a subdivision shall be part of the settlement documents between the
Developer and Buyer, if applicable.
37. A grading permit shall be obtained prior to any grading of the site.
38. An encroachment permit is required for all work in the public right-of-way.
39. Existing storm drain lines shall be relocated and easements abandoned and
rededicated as required to avoid building areas.
40. As-built drawings showing the locations of all underground utilities
(water, storm and sanitary sewer, gas, electric, telephone and cable TV)
shall be provided to the City.
ARCHITECTURAL/BUILDINGS
41. Exterior colors and materials for the structures shall be subject to final
review and approval by the Planning Director and shall be shown on
constructions plans. A colors and materials sample board shall be
submitted with construction plans when applying for building permits.
42. All ducts, meters, and other mechanical equipment on the structures shall
be effectively screened from view with materials architecturally compatible
with the main structures. The method used to accomplish this shall be
clearly delineated on construction plans and shall be subject to review and
approval by the Planning Director.
43. Unit security shall contain: dead bolt locks with security strike plates
on all entry doors; a 180 degree peephole on all entry doors; positive
window locks; pin locks on all sliding glass doors; dead bolt locks with
security strike plates or hardened padlock hasps on all exterior unit
storage areas.
44. Exterior lighting shall be provided on stairwells, dwelling entrances and
by street and unit numbers.
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45. A m~n~mum of 120 cubic feet of special storage shall be provided for eðch
unit. Architectural plans shall clearly indicate 120 cubic feet of usable
and water proofed storage space. Clear access shall be provided to water
heater, furnace and other utility equipment.
SIGNS
46.
Signs established for the project (other than traffic regulatory signs)
shall be subject to review under a separate Planning Department
application. No signs shall be installed on the site without prior
Planning Department review and approval.
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47. Design and location of address directories shall be approved by the
Planning Director and Dougherty Regional Fire Authority (DRFA) prior to
occupancy of any uni t.
48. No off-site subdivision signs shall be utilized within the City limits
until the appropriate Conditional Use Permit approvals are secured.
MISCELlANEOUS
49. The recreation area pool shall incorporate use of solar collector panels.
The type of panel utilized shall be subject to approval of the Planning
Director. The Developer shall supply documentation that the number, size
and location of the panels utilized shall suffice to provide adequate pool
heating for a reasonable length of time in each calendar year. Heating of
the pool may be supplemented by gas heaters. The use of pool covers may be
used in place of or in conjunction with solar heaters providing the
Applicant can demonstrate reasonable energy conservation to the
satisfaction of the Planning Director.
50. The developer shall comply with all requirements of the Dublin San Ramon
Services District Water Department and provide documentation that all
Ordinance requirements have been, or will be, satisfied. This
documentation shall be submitted prior to the issuance of building permits.
51. New exterior lighting shall be of a design and placement so as not to cause
glare onto adjoining properties. Lighting used after daylight hours shall
be minimized to provide for security needs only.
52. All conditions of approval listed in Planning Commission Resolution No.
89-048 (approving the Conditional Use Permit) shall be fully complied with
in conjunction with this Site Development Review approval.
53. To apply for building permits, the Applicant shall submit six (6) sets of
construction plans to the Building Department for plan check. Each set of
plans shall have attached an annotated copy of the Final Action Letter.
The notations shall clearly indicate how all conditions of approval will be
complied with. Construction plans will not be accepted without the
annotated Final Action Letter attached to each set of plans. The Applicant
will be responsible for obtaining the approvals of all participating non-
city agencies prior to the issuance of building permits.
54. This approval shall be revocable for cause in accordance with Section 8~
90.3 of the Dublin Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 18th day of September, 1989.
AYES:
Commissioners Barnes, Mack and Okun
NOES:
None
ABSENT: Commissioners Burnham and
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