HomeMy WebLinkAbout86.134.1 & .2 Village VII - Windsor Place CUP & TMap
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 4, 1987
TO:
Planning Commission
Planning Staff ~
PA 86-134.1 an~ ~ Village
Conditional Use Permit and
applications.
VII - Windsor Place
Tentative Map
FROM:
SUBJECT:
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit and Tentative Map
applications for a proposed l39-unit multiple
family residential project occupying the 16.3+
acre area identified as Village VII of the
Villages at Alamo Creek project.
APPLICANTS/REPRESENTATIVES:
Standard Pacific - Northern California
Attn.: Michael Courtney, President
6690 Village Parkway, Room 201
Dublin, CA 94568
Frisbie, Wood & Associates
Attn.: Richard Frisbie, President
11740 Dublin Boulevard, Suite 100
Dublin, CA 94568
PROPERTY OWNER/
REPRESENTATIVE:
Rafanelli & Nahas Real Estate Development
Attn.: Ron Nahas
20211 Patio Drive, Suite 215
Castro Valley, CA 94546
PROPERTY LOCATION
AND LAND USE:
The subject l6.3~ acre property is triangular in
shape with 600~ feet of frontage along the south
side of Shady Creek Road, extending to the
westerly terminus of the road. The western
portion of the site consists of moderately
sloped lands extending upwards to the City-owned
90+ acre Dougherty Hills Park. The southeastern
edge of the site sits above a section of Alamo
Creek. The site has been rough-graded and is
presently vacant.
GENERAL PLAN AND
ZONING DESIGNATIONS:
The site carries a Residential - Medium Density
Residential Land Use designation (6.1 to 14.0
units per acre). The site was rezoned as part
of the 135+ acre Villages at Alamo Creek
rezoning (PA 85-04l.l) to a PD, Planned
Development District. Approval under that
rezoning action anticipated development on this
site of up to 151 condominium/apartment units.
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ITEM NO.
~,~
COPIES TO: Applicants
Owner
File PA 86 -134
The proposed change to a l39-unit multiple
family residential project (with commensurate
adjustments to the project layout) triggers the
Conditional Use Permit process to allow
consideration of changes to the PD, Planned
Development District covering the site.
ASSESSOR PARCEL NUMBER:
941-2768-12
SURROUNDING LAND USE:
North: Village VI of Villages at Alamo Creek
Project - currently under construction
as a l45-unit single family residential
project by The Gregory Group.
East: Future 5+ acre East Dougherty Hills
Neighborhood Park and future Village III
- a planned 2l6-unit apartment/
condominium project.
South: Village II - a 248-unit apartment/
condominium project, planned for
construction commencing this Spring.
West: 90+ acre Dougherty Hills Park.
ZONING HISTORY:
The subject property was rezoned from A-2, Agricultural District, to the
R-l-B-5, Single Family Residential-Combining District, and the C-N,
Neighborhood Business District, by Zoning Unit 638, approved by the Alameda
County Board of Supervisors on December 5, 1964. The Zoning designation
R-l-B-5 was subsequenty relettered to an R-l-B-E designation.
On April 15, 1985, the Planning Commission granted approval for a four-
parcel minor subdivision under Tentative Parcel Map 4575. The parcel split
was requested to facilitate an option agreement the Applicant (Rafanelli &
Nahas Real Estate Development) had with the Property Owner.
On March 24, 1986, the City Council granted approval for the PD, Planned
Development District and Tentative Map applications for the 1,165-unit
Villages at Alamo Creek project (PA 85-041.1 and .2). The subject property is
one of the seven residential Villages approved under those applications.
APPLICABLE REGULATIONS:
A. SUBDIVISION ORDINANCE
Title 8, Chapter I, Alameda County Subdivision Ordinance as adopted and
amended by the City of Dublin, reads in part:
8-1-2 INTENT. It is the intent of this chapter to promote the public
health, safety and general welfare; to assure in the division of the land
consistent with the policies of the Dublin General Plan and with the
intent and provisions of the Dublin Zoning Ordinance; to coordinate lot
design, street patterns, rights-of-way, utilities and public facilities
with community and neighborhood plans; to insure the area dedicated for
public purposes will be properly improved, initially, so as not to be a
future burden upon the community; to reserve natural resources and prevent
environmental damage; to maintain suitable standards to insure adequate,
safe building sites; and to prevent hazard to life and property.
B. GENERAL PLAN
The Initial Study of Environmental Significance prepared for the
Villages at Alamo Creek PD, Planned Development Rezoning and Tentative
Map applications (see Background Attachment 5 - Portion of the Mitigated
Negative Declaration of Environmental Significance for PA 85-041)
provides an indepth analysis of the General Plan Land Use designations
and development policies that apply to the subject property.
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C. ZONING ORDINANCE
8-30.0 PLANNED DEVELOPMENT DISTRICTS: INTENT: Planned Development
Districts, hereinafter designed as PD Districts, are established to
encourage the arrangement of a compatible variety of uses on suitable
lands in such a manner that the resulting development will:
1) Be in accord with the Policies of the General Plan of the City
of Dublin.
2) Provide efficient use of the land that includes preservation of
significant open areas and natural and topographic landscape
features with minimum alteration of natural land forms.
3) Provide an environment that will encourage the use of common
open areas for neighborhood or community activities and other
amenities.
4) Be compatible with and enhance the development of the general
area.
5) Create an attractive, efficient and safe environment.
8-31.17 Land Use Shall Control. Any use of land within the
boundaries of a PD, Planned Development District shall conform to the
approved Land Use and Development Plan (i.e., the Findings and
General Provisions of the PD, Planned Development District).
8-31.18 Minor Modifications of the Land Use and Development Plan.
If, in the opinion of the Planning Commission, a proposed structure,
facility or land use not indicated on a Land Use and Development Plan
approved by the City Council does not materially change the
provisions of the approved Land Use and Development Plan, the
structure, facility or land use may be permitted subject to securing
a Conditional Use Permit. If, in the opinion of the Planning
Commission, a proposed structure, facility or land use not indicated
on a Land Use and Development Plan approved by the City Council does
materially change the provisions of the approved Land Use and
Development Plan, the structure, facility or land use shall be
permitted only if so indicated on a Land Use and Development Plan
adopted by the City Council (i.e., a new PD, Planned Development
District application).
ENVIRONMENTAL REVIEW: The City previously adopted a Mitigated Negative
Declaration of Environmental Significance for the Villages at Alamo
Creek PD, Planned Development Rezoning and Tentative Map requests,
which found that the proposed project will not have a significant
impact on the environment.
NOTIFICATION: Public Notice of the May 4, 1987, hearing was published in
The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The l6.3~ acre subject property has a previous approval for 151~
apartment/condominium units. That approval was granted under the PD, Planned
Development District Rezoning approved for Village VII for the Villages at
Alamo Creek project (PA 85-041). At the time the Rezoning request was
processed for the Villages project, the Applicant indicated that some
modifications to the density and/or product type for Village VII were
envisioned to occur in response to market forces that were anticipated to
dictate more variety in the overall project's multiple family housing stock.
The subject project proposes to replace the l5l-unit apartment/
condominium approval with a new l39-unit multiple family residential project.
The private street layout for this project would create an on-site loop
driveway system with the two exist points proposed along Shady Creek Road.
These driveway connections are proposed to align with two of the three
adjoining Village VI roads extending northerly from Shady Creek Road. Units
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in the project are proposed as two-story units, with a total of three models
proposed. Each unit is proposed with a two-car garage. The units have an
average first-floor footprint of 950 square feet and will have living areas
ranging in size from 1,110 to 1,383 square feet. The units would be split
among 26 Building Groupings, with either four, five or six units in each
Building Grouping. The Building Groupings are proposed to be situated very
close to the private loop drive aisle (setbacks to the face of the garages are
proposed at a range of 4 feet to 7 feet). Access and orientation to the
individual units (i.e., "front door" access) is proposed to be situated on the
opposite side of the garages and drive aisles. A spa/pool facility is
proposed within the project and is shown directly opposite the principal
project entrance off of Shady Creek Road.
Staff's review of the Applicant's initial submittal materials prompted
the preparation of a series of Staff Studies (Building Footprint Study, Common
Open Space Study, Guest Parking/Open Project Parking Study and a Walkway
Study). Those studies were accompanied by a detailed memorandum recommending
a range of modifications to the original Site Plan Layout Submittal.
The Staff concerns outlined in the studies involved the size and
configuration of the central common open space area and the apparent need to
adjust the location of specific units to improve the configuration of the open
space area and the area's relationship to the individual proposed units of the
project.
The initial Staff Studies prepared for this project proposed the
elimination of a total of four units and the reduction of open guest parking
from 48 to 41 spaces.
The Applicant subsequently submitted a Revised Site Plan which responded
to a majority of Staff's identified concerns.
The revised plans propose adjustments to the Staff Studies which, while
providing the majority of the changes related to the common open space area,
propose a net unit reduction of just one unit and propose an actual increase
in the number of open guest parking (from 48 to 53 spaces).
To receive the full benefit of the previously recommended Staff
modifications (as regards increasing the size and functionability of the
common open space area), minor "fine tuning" of the Applicant's Revised Site
Plan appears to be necessary. These "fine tuning" modifications are reflected
graphically in the Staff Study - Site Plan dated April, 1987, and are
described in written text within proposed Condition #10 of the Draft
Resolution for the Conditional Use Permit (see Exhibit A). The most sub-
stantive modifications proposed are the elimination of one additional unit
(increasing the net reduction from the original submittal to two units) and
the elimination of 10 of the proposed open guest parking spaces (retaining 43
spaces, or 0.31 spaces per unit, which is twice the City's minimum standard).
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing.
Hear Staff presentation.
Hear Applicant and public presentations.
Close public hearing.
Consider and act on two Draft Resolutions:
A - A Draft Resolution regarding the Conditional Use Permit
application.
B - A Draft Resolution regarding the Tentative Map
application.
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the following two Draft Resolutions: Exhibit A -
approving the Conditional Use Permit application (PA 86-134.1) and
Exhibit B - approving the Tentative Map application (PA 86-134.2),
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ATTACHMENTS:
Exhibit A - Draft Resolution regarding the Conditional Use Permit
Application PA 86-134.1
Ehxibit B - Draft Resolution regarding Tentative Map 5780 Application
PA 86-134.2
Exhibit C - PA 86-134.2 Conditional Use Permit and Tentative Map
Submittals
Exhibit D - Staff Study - Site Plan and Guest Parking Distribution Plan,
April 1987
Background Attachments:
1) Applicant's Written Statement
2) Environmental Assessment Form
3) Zoning Map
4) Pertinent Agency Comments
5) Portion of the Mitigated Negative Declaration of Environmental
Significance for PA 85-041
6) Approved l5l-unit Apartment/Condominium Layout for Village VII
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RESOLUTION NO. 87-
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING CONDITIONAL USE PERMIT REQUEST PA 86-134.1
STANDARD PACIFIC OF NORTHERN CALIFORNIA - VILLAGE VII OF THE VILLAGES
AT ALAMO CREEK PROJECT FOR A PROPOSED MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT
OF 139 UNITS PROPOSED OVER A 16.3+ ACRE PROPERTY FRONTING ALONG THE SOUTH SIDE
OF THE TERMINUS OF SHADY CREEK ROAD
WHEREAS, Standard Pacific of Northern California requests approval
of a Conditoinal Use Permit to allow modification to the approved Land Use and
Development Plan for the Villages at Alamo Creek PD, Planned Development
District and Tentative Map project to establish a new Land Use and Development
Plan for Village VII of the project; and
WHEREAS, Section 8-31.18 of the Zoning Ordinance establishes the
Conditional Use Permit process as the mechanism to allow consideration of minor
modifications to approved Land Use and Development Plans; and
WHEREAS, Standard Pacific of Northern California concurrently
requests approval of a Tentative Map for the proposed l39-unit townhouse
project; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on May 4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, pursuant to State and City environmental regulations, a
Mitigated Negative Declaration of Environmental Significance has been
previously adopted for the PD, Planned Develpoment District and Master
Subdivision covering the Villages at Alamo Creek project (City Council
Resolution No. 30-86); and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit application be conditionally approved; and
WHEREAS, the Planning Commisison did hear and consider all said
reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, the proposed land use, if conditionally approved is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
finds:
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
A. The Conditional Use Permit and Tentative Map requests are substantially
consistent with the intent and requirements set forth within the Conditions of
Approval covering this property. Specifically, the request is substantially
consistent with the requirements set forth by Resolution No. 31-86 of the
Dublin City Council (PA 85-041.1 Planned Development Rezoning) and Resolution
No. 32-86 of the Dublin City Council (PA 85-041.2 Tentative Map 5511).
B. The approval of the Conditional Use Permit and Tentative Map requests
will be consistent with the Dublin General Plan.
C. The Conditional Use Permit and Tentative Map requests will not have a
significant environmental impact. A Mitigated Negative Declaration of
Environmental Significance for the Rezoning and Tentative Map applications (PA
85-041.1 and .2) has been previously issued covering the proposed residential
proj ect.
D. The Conditional Use Permit and Tentative Map requests are appropriate for
the subject property in terms of being 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 and cost that is desired, yet not
readily available in the City of Dublin.
~ t&scLOTloN EXHIBIT _1-
coP (PI\ 8"..'~'1.1 ')
E. The Conditional Use Permit and Tentative Map requests will not have
substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public
improvement.
F. General site considerations, including site layout, vehicular access,
circulation and parking, setbacks, public safety and similar elements, have
been designed to provide a desirable environment for the development.
G. 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.
H, General landscape considerations, including the locations, provis~ons for
irrigation, maintenance and protection of landscaped areas and similar
elements, have been considered to insure visual relief to complement buildings
and structures and to provide an attractive environment for the public.
I, The site is physically suitable for the proposed development in that the
site is indicated to be geologically satisfactory for the type of development
proposed in locations as shown, and the site is in a good location regarding
public services and facilities.
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.
1. Except as specifically modified or elaborated upon by the conditions listed
below, development of the l6.3~ acre - l38-unit townhouse project shall
conform to the Conditions of Approval established by Resolution Nos. 31-86
and 32-86 of the Dublin City Council, approved on March 24, 1986, for City
File PA 85-041.1 and .2 (Planned Development Rezoning and Tentative Map).
2. Except as specifically modified elsewhere in these Conditions, development
shall be generally consistent with the following submittals:
a. Detailed Project Description for Village VII (Dublin Townhomes) - as
described by the Written Statement dated received December 19, 1986,
and the Environmental Assessment Form submitted with the application
and also dated received December 19, 1986.
b. Architectural Elevations and Floor Plans prepared by Calderon, Nakamura
& Associates, consisting of eight sheets and dated received
December 19, 1986.
c. Revised Preliminary Landscape Plans prepared by Frisbie, Wood &
Associates, consisting of one sheet and entitled "Dublin Townhomes" and
dated received April 17, 1987.
d. Revised Site Plan prepared by Frisbie, Wood & Associates, consisting of
one sheet and entitled "Dublin Townhomes" and dated received April 16,
1987.
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.
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.
5. The Developer shall complete and submit the City of Dublin Standard Plant
Material, Irrigation System and Maintenance Agreement.
6. The design, location and materials utilized for any project retaining walls
and fences shall be subject to review and approval as part of the project
Site Development Review. Liberal use of 2-foot to 3-foot high retaining
walls shall be made along the rear (west) sides of Building Groups #4
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through #8 inclusive, if determined necessary through the project Site
Development Review to provide adequately dimensioned landscape areas at the
toe of the adjoining hillside slope.
7. The root shields utilized throughout this project shall be by Deep Root
Control Products, made of high impact polystyrene, or of an equivalent
design, as determined acceptable by the City Engineer. The locations where
root shields shall be utilized shall be subject to review and approval by
the City Engineer.
8. The Conditional Use Permit approval shall be valid until May 14, 1988. The
approval period for the Conditional Use Permit may be extended six
additional months (Applicant must submit a written request for the
extension prior to the expiration date of the Conditional Use Permit) by
the Planning Director upon his determination that the Conditions of
Approval remain adequate to assure that the above stated Findings of
Approval will continue to be met. Failure to excerise the approval, or to
make substantial progress in completing the project, will cause the permit
to become null and void.
9. The detailed design review of the emergency vehicular access shown at the
northeastern edge of the project shall be subject to review and approval as
part of the project Site Development Review (including review of the
design, materials and exact location of the emergency vehicular access and
means of gating and signing the interconnection). The manner of securing,
or gating, this access connection shall be subject to review and approval
by the Planning Department, DSRSD - Fire Department and the Police
Department, prior to installation.
10. The following site plan modifications shall be made to bring the project
into substantial conformance with the Staff Study - Site Plan of April,
1987.
a. The setback for the patio areas for Building Grouping #1, as measured
from the property line along Shady Creek Road, shall be increased to a
20-foot minimum (by a modification to the configuration of patios
and/or by the reduction or elimination of the staggered footprint for
this particular Building Grouping by changing Building Groupings #1 and
#2 both to five-unit Building Groupings). These changes shall be made
in conjunction with increasing the street side sideyard setback for
Building Grouping #1 (east side of buildings) to a minimum of 15 feet,
b. Building to building separation for Building Groupings #4 through #8
inclusive shall be adjusted to observe a minimum separation of 25 feet.
c. The drive aisle area adjacent to Building Grouping #10 shall be
modified to allow a 35-foot radius turn-around, or shall be returned to
a "T" intersection with a stop sign for southbound traffic traveling
adjacent to Building Grouping #8.
d. Building to building separation for Buildings Groupings #9 through #14
inclusive shall be adjusted to observe a minimum separation of 20 feet.
e. The two parking spaces at the northeast corner of Building Grouping #l4
shall be eliminated, and the locations of Building Groupings #12
through #l4 inclusive shall be adjusted to maximize their building to
building separation dimension.
f. Perpendicular parking proposed at the southeast sides of Building
Groupings #15 and #17 shall be modified to parallel parking (two spaces
at the end of each Building Grouping), and the two Building Groupings
shall be shifted to the southeast by 9+ feet to increase the size of
the central common area.
g. One parking space shall be added to the parking area between Building
Groupings #18 and #19.
h. Parking adjoning the south side of Building Grouping #20 shall be
modified as necessay to accommodate the changes detailed in item "c."
above.
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i. The northerly unit on Building Grouping #20 shall be eliminated to
visually and physically open up the central common area to the units at
the southwest portion of the site.
j. Perpendicular parking proposed at the west sides of Building Groupings
#21 and #22 shall be modified to parallel parking (two spaces at the
end of each Building Grouping), and the two Building Groupings shall be
shifted to the west by 9+ feet to increase the size of the central
common area.
k. One parking space shall be added to the parking area located between
Building Groupings #24 and #25.
1. The location of the change room, solar trellis, spa and swimming pool
shall be adjusted to pull this combination of facilities more tightly
together by the open space stem and adjoining Building Groupings #24
and #25 to allow the creation of a larger open lawn area adjacent to
the southwest side of these facilities.
11. The color scheme for this project shall be submitted for review and
approval as part of this Site Development Review application.
12. Textured project entry pavement treatment shall be supplied at both project
entries off of Shady Creek Road. The design, materials, dimensional layout
and traffic signing for the entry pavement areas shall be subject to review
and approval as part of the project Site Development Review.
13. 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 parking spaces is encouraged.
14. The pedestrian walkway system developed for this project shall include a
penetration of the project perimeter fencing at the northwest corner of the
project to provide a connection for project residents to the future
pedestrian walkway system extending from the adjoining cul-de-sac bulb up
to the Dougherty Hills Park.
15. Provisions for security gating systems, if proposed, shall be subject to
review and approval by the Planning Director and City Engineer as part of
the project Site Development Review. The size and location of back-up
stalls in front of security gates shall be adequate to accommodate a
"step-van" making a "T" hammerhead turn-around movement. The specific
design of the gates and the gate opening mechanisms shall be subject to
review and approval by the Planning Department and the City Engineer. The
resultant lane widths of lanes at the security gates must meet the
requirements of the DSRSD - Fire Department.
16. The advisory statements to be supplied to project residents regarding
potential noise impacts related to the Camp Parks Reserve Training
Facility, proposed to be included within the project rental agreement,
shall be substantially consistent with the following statement. Written
acknowledgement shall be secured from buyers, and shall be part of the
settlement documents between seller and buyer. A copy of said
acknowledgments shall be given to the Planning Department.
The Villages at Alamo Creek Residential Community lies adjacent
to the Parks Reserve Forces Training Area. The following reports
have been prepared addressing the potential noise impacts to the
future residents of the Villages at Alamo Creek due to activity
at Camp parks: 1) "Roadway Traffic and Parks RFTA Noise Analysis
Study for Alamo Creek Villages, Dublin, California", prepared by
Edward L. Pack Associates, Inc., and dated July 2, 1985,
2) "Sound Transmission (STC) Ratings for the Windows of the
Planned Alamo Creek Villages", Dublin, prepared by Edward L. Pack
Associates, Inc., and dated September 4, 1985, 4) "Alamo Creek
Villages Noise Assessment", prepared by Charles M. Salter
Associates, Inc., and dated December 13, 1985, and 5) "Final
Comments Regarding Noise Impacts on the Villages at Alamo Creek",
prepared by Charles M. Salter Associates, Inc., and dated January
17, 1986.
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Presently there is no specific information on the number of days
that use of each of the arms training ranges will occur, nor as
to the number of rounds that would be fired at each range over
the course of the year. Therefore, an accurate value for the
annual average community noise equivalent level (CNEL) at the
Villages cannot be calculated. However, based on previous noise
measurements and the fact that there will be virtually no
nighttime activity at this site, it is anticipated that the
annual CNEL will be below the City of Dublin's outdoor noise
criteria for residential development--a CNEL of 60 dB. On
certain days with high activity levels, maximum noise levels will
reach 70 dBA. These levels will exceed background noise levels
in the area by as much as as 30 dBA and could be expected to
annoy some of the residents.
While the Army has previously indicated they do not anticipate
having helicopters fly directly over residential areas, they do
expect approximately 10 military helicopter flights per week into
the Camp Parks area. Because these military helicopters generate
high noise levels, sporatic complaints about helicopter over-
flights can be expected. However, no nighttime helicopter
flights are currently anticipated.
Efforts have been made to sound-insulate all the residential
buildings to mitigate potential noise impacts within the
structures.
17. The Applicant shall submit a Private Vehicle Accessway Agreement for review
and approval by the City Engineer and City Attorney. The Agreement shall
serve to establish a contract which will enable the City to provide
specified maintenance service on the vehicle accessways in the event the
Developer or the Homeowner's Association fails to so maintain them.
18. All signs established for project identification (as regards to number,
size, location, copy and design) shall be submitted for review and approval
as part of the Site Development Review process. No off-site subdivision
signs shall be utilized within the City limits until the appropriate
Conditional Use Permit approvals are secured.
19, Upon the initial occupancy of units in Village VII, 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.
20. Transformers, irrigation control boxes, backflow devices, valves, and the
like, shall be enclosed in vaults, fencing and/or painted out and land-
scaped, as determined acceptable to the Planning Director.
21. 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 lake and recreational facility. At the
request of the Planning Director, written acknowledgements of continuing
construction activity shall be secured from the property owners and any and
all occupants or tenants for the portions of the Village 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.
22. Plans for the Site Development Review application shall detail finish grades
on all walkways. The pathway system shall incorporate use of rampways,
rather than stairways, wherever the size and grade of the surrounding
landscape areas feasibly allows their use.
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23. Unless specifically provided for within the Project Improvement Plans,
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 lease agreements for
all project tenants and, as applicable, the Terms of Sale Agreement for
individuals purchasing units in the condominium project. Copies of such
documents shall be submitted to the Planning Department.
24. The Developer shall submit Landscaping Plans with the Site Development
Review application, detailing planting plans for the creek slope area along
the southeast and eastern sides of the project. Tree planting in these
areas shall be at 1 tree @ 350 sq. ft. planting ratio (100~ total trees).
Said trees shall be installed above the flood control channel maintenance
road and shall be planted to reflect the requirements of Alameda County
Flood Control & Water Conservation District - Zone 7. Said trees shall be
planted in conjunction with the planting within the remainder of the creek,
and shall be completed prior to the issuance of the 70th occupancy permit
for Village VII. If the Applicant cannot secure the necessary approvals
from Zone 7 to allow the installation of the referenced tree planting, the
direction/input from Zone 7 regarding the proposed planting may serve to
modify the planting requirement. The tree slope planting plan shall be
modified, as necessary, to reflect the tree type selections determined
acceptable to the City Engineer and Planning Director.
25. Development shall comply with the Conditions outlined within the City
Engineer's memorandum of February 3, 1987 (see Attachment #7).
26. Detailed project landscaping and irrigation plans and area lighting plans
shall be submitted for review and approval as part of the project Site
Development Review process.
27. The design and magnitude of any additional hillside grading along the rear
(west) sides of Building Groupings #4 through #9 inclusive which is done to
increase the open area at the rear of the units shall be subject to review
and approval through the project Site Development Review.
28. Trash service for this project shall utilize project trash enclosure areas,
A minimum of five trash enclosure areas shall be developed for this project,
The detailed design, placement and construction materials of on-site trash
enclosure areas shall be subject to review and approval by the Livermore-
Dublin Disposal Service and the Planning Department in conjunction with the
project Site Development Review. Concrete apron pads in front of each trash
enclosure area shall be supplied with the design and location of the aprons
subject to review and approval by the Planning Department and the
Livermore-Dublin Disposal Service. Suggested locations for trash enclousre
areas are indicated on the Staff Study - Site Plan of April, 1987.
29. A IS-foot strip running along the base of the slopes and adjoining and west
of Building Groupings #4 through #9 inclusive shall be intensely landscaped
in conjunction with this project.
PASSED, APPROVED AND ADOPTED this 4th day of May, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-6-
RESOLUTION NO. 87 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING TENTATIVE MAP 5780 CONCERNING PA 86-134.2 STANDARD PACIFIC
OF NORTHERN CALIFORNIA - VILLAGE VII OF THE VILLAGES AT ALAMO PROJECT FOR A
PROPOSED MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT OF 139 UNITS
PROPOSED OVER A 16.3+ ACRE PROPERTY FRONTING ALONG THE SOUTH SIDE
OF THE TERMINUS OF SHADY CREEK ROAD
WHEREAS, Standard Pacific of Northern California requests approval
of a Tentative Map to allow the subdivision of 16.3+ acres of land into a
l39-unit townhouse subdivision for proposed development with multiple family
residential units; and
WHEREAS, the State of California Subdivision Map Act and the
adopted City of Dublin Subdivision Regulations require that no real property
may be divided into two or more parcels for the purpose of sale, lease or
financing unless a Tentative Map is acted upon, and a Final Map is approved
consistent with the Subdivision Map Act and City of Dublin Subdivision
Regulations; and
WHEREAS, the Planning Commission did hold a public hearing on
May 4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the May 4, 1987, Staff Report was submitted recommending
that the Tentative Map application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports and recommendations as 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 the PD, Planned Development District and Master
Subdivision covering the Villages at Alamo Creek project (City Council
Resolution No. 30-86); and
WHEREAS, the Planning Commission finds that the Tentative Map will
not have a significant environmental impact;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find:
A. Tentative Map 5780 is consistent with the intent of applicable
Subdivision Regulations and City Zoning and related Ordinances.
B. Tentative Map 5780 is consistent with the City's General Plan as it
applies to the subject property.
C. Tentative Map 5780 will not result in the creation of significant
environmental impacts.
D. Tentative Map 5780 will not have substantial adverse effects on health
or safety or be substantially detrimental to the public welfare, or be
injurious to property or public improvements.
E. The site is physically suitable for the proposed development in that the
site is indicated to be geologically satisfactory for the type of development
proposed in locations as shown, provided the geological consultant's
recommendations are followed; and the site is in a good location regarding
public services and facilities.
F. The site is physically suitable for the proposed development in that the
design and improvements are consistent with those of similar existing
residential developments which have proven to be satisfactory.
~ ~ EXHIBIT _8
-reNTM1JeNV+P~A &(Q-"f,t)
G. The request is appropriate for the subject property in terms of being
compatible to existing land uses in the area, will not overburden public
services, and will facilitate the provision of housing of a type and cost that
is desired, yet not readily available in the City of Dublin.
H. General site considerations, including unit layout, open space,
topography, orientation and the location of future buildings, vehicular
access, circulation and parking, setbacks and similar elements have been
designated to provide a desirable environment for the development.
I. This project will not cause serious public health problems in that all
necessary utilities are, or will be, required to be available and Zoning,
Building, and Subdivision Ordinances control the type of development and the
operation of the uses to prevent health problems after development.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve Tentative Map 5780 - PA 86-134, as shown by materials
labeled Exhibit C and Attachment #2 of the May 2, 1987, Planning Commission
Staff Report for this item, subject to the conditions listed below:
CONDITIONS OF APPROVAL
Unless otherwise specified the following conditions shall be complied with
prior to the recordation of the Final Map. Each item is subiect to review and
approval by the Planning Department unless othewise specified.
GENERAL PROVISIONS
1. This approval is for a townhouse multiple family residential development
for l38 lots over an l6.3~ acre property. Development shall be generally
consistent with the Tentative Map labeled Tentative Map, Tract 5780 -
Windsor Place - consisting of one sheet prepared by MacKay & Somps Civil
Engineers, Inc., and dated received April 17, 1987. Site Development
Review approval for the project shall be secured prior to the recordation
of the Final Map. The project Site Development Review application shall
detail the site's Grading Plan and Landscape and Irrigation Plans.
2. 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.
3. 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.
4. Approval of this Tentative Map is for two and one-half years as is
specified in Section 8-2.9 of the Subdivision Ordinance (until
November 13, 1987).
ARCHEOLOGY
5. If, during construction, archaeological remains are encountered,
construction in the vicinity shall be halted, an archaeologist consulted,
and the City Planning Department notified. If, in the opinion of the
archaeologist, the remains are significant, measures, as may be required
by the Planning Director, shall be taken to protect them.
DRAINAGE
6. Drainage facilities for this subdivision shall be provided as required by
the City Engineer.
7. Side slope areas and rear slope areas shall be adjusted as determined
necessary by the City Engineer to accommodate the location of the proposed
storm drainage facilities and easements.
FIRE
8. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire
protection, must be installed by the Subdivider and conform to all
requirements of the applicable provisions of the Standard Specifications
-2-
of Dublin San Ramon Services District.
the joint field inspection of the City
Services District.
All such work will be subject to
Engineer and Dublin San Ramon
GRADING
9. Cut or fill slopes of a height greater than four feet, which are proposed
to be established adjoining existing or proposed public right-of-ways,
shall be redesigned to observe a flat and level area of a minimum depth of
five feet as measured from the back edge of the sidewalk.
MISCELLANEOUS
10. The Subdivider shall confer with local postal authorities to determine the
type of mail receptacles that are to be utilized for this project and
provide a letter stating their satisfaction prior to the issuance of
building permits.
11. The design, location and materials of all fencing, and of retaining walls
over two feet in height, shall be subject to review and approval as part
of the project Site Development Review.
12. All physical improvements shall be in place prior to occupancy of any unit
in the project. If occupancy within the project is requested to occur in
phases, all physical improvements shall be required to be in place prior
to occupancy except for items specifically excluded in a Construction-
Phased Occupancy Plan approved by the Planning Department. No individual
unit shall be occupied until the adjoining area is finished, safe,
accessible, provided with all reasonable expected services and amenities,
and completely separated from remaining additional construction activity.
Any approved Construction-Phased Occupancy Plan shall have sufficient cash
deposits or other assurances to guarantee that the project and all
associated improvements shall be installed in a timely and satisfactory
manner. At the request of the Planning Director, written acknowledgements
of continuing construction activity shall be secured from the property
owners and any and all occupants 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 Subdivider and buyer.
13. 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.
14. Development shall comply with the City Engineer's requirements outlined in
the memorandum dated February 3, 1987.
15. Construction and grading operations and delivery of construction materials
shall be limited to weekdays (Monday through Friday) and the hours from
7:30 a.m. to 6:00 p.m., except as previously approved in writing by the
City Engineer.
16. A project specific Soils and Foundation Study shall be prepared and
submitted for this project. The Study shall review and address the
proposed unit locations adjoining the top of the bank located along the
southeast side of the project.
PASSED, APPROVED AND ADOPTED this 4th day of May, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-3-
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Site Summary
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NUMBER OF PU'S '38
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Site St.mmary
GROSS AREA
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NET AREA
BUILDiNG COVERAGE
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OPEN SPACE
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~E~ DJ'S
GROSS llENSITY
NET DENSrrY
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FRISBIE. WOOD & ASSOCIATES. SITE PLANNERS & LANDSCAPE ARCHITECTS
Detailed Project Description
for
Dublin Townhomes
The project is a planned residential community on approximately l6.3!
acres, located northerly of Amador Valley Blvd. between Dougherty Road
and Stagecoach Road (Tract 5511, Lot 147). The project consists of
140 townhomeunits with three different floor plan options proposed:
Plan
A
B
C
Square Footage
1,110
1,346
1,383
Number of Bedrooms/Baths
2 bedroorns/2~ baths
2 bedroorns/2~ baths
3 bedrooms/2~ baths
The buildings are to be of wood frame construction with stucco and
wood siding exteriors, and concrete tile roofs. All of the units pro-
posed are two-story with two car garages. Access into the individual
units is off a common greenbelt area.
project design utilizes a private street loop system, providing access
to open guest parking and resident garages. A total of 328 off-street
parking spaces are provided (2.3 spaces/du), 280 of which are covered.
Direct access to the project is from Shady Creek Road via Alamo Creek
Drive.
The project open space accounts for 68.8 percent, plus or minus, of
the total site area. A common recreation facility is planned, con-
taining a swimming pool, spa, pool equipment building, trellis, and
concrete decking. Open turf areas provide opportunities for active
or passive recreation. Landscaping for the project common areas will
be installed by the developer and maintained by a Homeowner's Associa-
tion. In addition to the recreation facilities provided within the
proposed development, a future city park is planned adjacent to the
easterly side of the project site.
1961 THE ALAMEDA. SAN JOSE, CALIFORNIA 95126 . 408.249.6152
11740 DUBLIN BLVD.. #100. DUBLIN, CALIFORNIA 94568 . 415-833-2765
Pit 80 ~ /'1;tf
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t ATTACHMEN'11
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D!JBU1\J Pl.t\r-lN!!\lG
PA No. 80 -:13t
/
NVIRDNMENTAL ASSESSMENT FORM, INTERIM
(Pursuon~ to Publ ic Resources Code Scctio:1 21000 et sec.)
The State CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timely manner and in
conformance with the State CEQA Guidelines. The form has three
sections: General Data, Exemption, and Initial Study. The
applicant is requested to complete Section 1, General Data. The
Planning Staff will prepare either Section 2, Exemption, or
Section 3, Initial Study. Please type or print legibly in ink.
SECTION 1. GENERAL DATA - - - to be completed by the APPLICANT
1. Name (if any) and address of proiect: Dublin Tavnhorres -- Tract 5511, Lot 147
(northerly of Amador Valley Blvd. between Dougherty Rd. & Stagecoach Rd.)
2. Proposed use of property: 140 tONnhorre residential units
3. Name, address, and telephone of Applicant: Standard Pacific-Northern California
6990 Villaqe parkway. Room 201. Dublin, CA 94566 (415) 829-0180
.4. Name, address, and telephone of con~act person D in addition to applicant or
D instead of applican~: Hike Courtney, Standard Pacific-Northern Caliwrnia
6990 Village parkway, Room 201, Dublin, CA 94566 (415) 829-0180
5. Attached plans are D prel iminary or ooa fully developed. .
1,110 -
6. Building area: 1,383 sq. ft.
16.j!: Osg.ft.or@gacres.. 8. Current zoning:
PD
7. Site area:
9 . Maximum Building Height' :2
D ft. or ~ stories.
10. Describe ~mount of daily traffic generated by number, type and time of day:
, Approximately 1260 trips/day (based on 9 vehicles trips/du/day)
11. Number of off-street parking spaces provided: 328
12. Number of loading facilities providec: H/A
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13. Proposed development schedule: beginning: Spring 1987 completion: Spring 1990
~
14.0. If residential: number' ~f fl1r unps_ 140 ; number of existing un its 0 ;number of new
bedrooms 336 ; unit sizEfsl,3~~;ratn'~of QQJ sale prices or D ren~s$125,000; type of
dwelling Dsingle familyD dvp1~; multiple. (tcwnhorre) to $l40,000
"
14.b. If commercial:
sa les area
operation
scope of project 0 neighborhood, 0 city, 0 regional
Osg.ft. orD acrei estimated employment per shift
; haurs af
14.c. If industrial: materials involved
hours of opera tion '
; estimated employment per shift
14.d. If institutional: mojor function
estimated oc<?upancy
; estimated employment per shift
;hours of operatian
15. Describe City permits required: ~ Site \)e.vdorW\~ R.e.vi<:."V; 0 Va.';"tL,^LC.>
o Ad.\MiVlistTAtiIJe U,"<litiOt\M else. P.eY"I\'\it; 0 F.ectossif\~tio~ (n:.ZOt1(~;
o PICl.V\~ De..ve.lopMeM-tj @ Cov-..ctitiDMl lJSe. fEv-w.1i; 0 SI~1i\ Oll\l!1j
o lftl...-e. yo
16. Describe other puSlic approvals required: [K3 unknown; 0 loce! agencies;D regional
agencies; D s~ate agencies; 0 federal agencies; for
CERTIFICA TION
I he'reby certify that the information submitted is true and correct to the best of my knowledge
and belief. I understand that the findings of this Environmental Assessment apply only to the
project as described above.
Signature:
~#f
Date:
Decenber 9, 19 86
Name (print o~ type): Judith Huq, Frisbie. Wood & Associates
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MEMORANDUM
To:
February 3, 1987
Senior Planner ~ ~
City Engineer r
Date:
From:
Subject:
PA 86-134 Dublin Townhouses, Village 7
Villages at Alamo Creek
1. The applicant shall submit a preliminary design and cost estimate for the
culverts required by Condition 18(D) of Resolution No. 31-86, for review and approval
of both the City and Zone 7. The design shall be sufficiently detailed so that an
accurate cost estimate is possible. The applicant shall contribute to Zone 7 the
proportionate amount of the approved cost estimate.
2. The project shall comply with Condition 26(G) of Resolution No. 31-86,
which requires a master trail system. A plan for this trail system shall be
submitted to the City for review and approval. Good circulation shall be provided
between villages, units, streets, and bus turnouts.
3. The soils report shall be supplemented by a report which addresses "the
liquefaction danger to buildings adjacent to Alamo Creek" as required by Condition
44(H) of Resolution No. 31-86.
4. Improvement plans for the free right-hand-turn lane required'by Condition
47 of Resolution No. 31-86 shall be submitted to the City for review and approval.
Faithful performance and labor and materials bonds for these improvements shall be
provided for this work.
5. A signing plan for the signing required by Condition 60 of Resolution No.
31-86 shall be submitted to the City for review and approval.
6. A plan which shows how roof drains will be connected to the storm drain
system, as required by Condition 6 of Resolution No. 32-86, shall be submitted for
review and approval. The minimum requirement shall be that roof drainage be piped
through the curb to the street.
7. A grading permit shall be obtained prior to any revised grading to the
site.
8. An encroachment permit is required for all work in the public right-of-
way.
9. Improvement plans for an additional two lanes along Dougherty Road as
required by Condition 53 of Resolution No. 31-86 shall be submitted to the City for
review and approval. Faithful performance and labor and materials bonds for the
construction of these improvements shall be provided.
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PA 86-134 Village 7 Comments, page 2
10. Improvement plans for the traffic signal required by Condition 46(C) of
Resolution No. 31-86, shall be submitted to the City for review and approval.
Faithful performance and labor and materials bonds shall be provided.
11. Improvement plans for the emergency access routes required by Condition
21(C) of Resolution No. 31-86 shall be submitted to the DSRSD Fire Department for
approval.
12.
Resolution
Services.
Fencing design and location plans required by Condition 22(B) of
No. 31-86 shall be submitted for review and approval by Dublin Police
13. The data and design criteria required by Condition 31 of Resolution No.
31-86 shall be submitted.
14. Easements shall be submitted to the City Engineer as required by Condition
11 of Resolution No. 32-86.
15. Improvement plans, including drainage calculations, shall be submitted as
required by Condition 24 of Resolution No. 32-86.
16. A letter from Dublin San Ramon Services District (DSRSD) shall be provided
as required by Condition 30 of Resolution No. 32-86.
17. All public street improvements adjacent to this Village shall be sompleted
prior to occupancy of units in this Village unless timing for the improvement is
stated in either Resolution No. 31-86 or 32-86.
18. The Covenants, Conditions, and Restrictions (CC&R's) required by Condition
5 of Resolution No. 32-86 shall be submitted and reviewed and approved prior to
occupancy of any units in this Village.
19. A creek vegetation plan as required by Condition 9(C) of Resolution No.
31-86 shall be submitted.
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DUBLIN SAN RAMON SERVICES DISTRICT
General Offices: 7051 Dublin Boulevard · Dublin, California 94568. (415) 828-0515
RECEIVED
JAN 16 1987
0tIIuN IlANNtNo
City of Dublin
P. O. Box 2340
Dublin, CA 94568
Attention: Kevin Gailey, Senior Planner
Dear Kevin:
The department has the following requirements for Village VII of the
Alamo Creek Project (PA86-134):
1.
On-site hydrants will be required and will be fully charged
before construction with combustibles begin. Locations to be
determined by this department.
2.
All weather roads will be provided for fire apparatus before
construction of walls begin.
3.
No parking signs and a red curb will be required by all fire
protection equipment.
4.
Fire extinguishers are to be located within all common areas,
i.e., pool area and sauna, pool equipment room and every 75'
of travel distance within the complex.
5.
This department will require a Knox padlock or a Knox override
switch on all entrance gates into the complex.
.~
6.
All passages into and out of the complex must be 20' in width.
7.
Parking shall be restructed designated parking areas. No
on-street parking which would reduce access around the complex.
8.
Building addresses must be visible from the street and on
contrastirig background.
9.
A building directory will be required at all entrances to the
complex and will contain all townhouse numbers.
10.
All project buildings shall have fire resistant roofs and
siding, and spark arresters on all fireplace chimneys.
If there are any questions, please contact this department.
SinCerelYy~
~~~V~ Fire Inspector
Fire Prevention Bureau
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A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA. PROVIDES MUNICIPAL TYPE SERVICES TO CITIZENS OF AMADOR.L1VERMORE AND SAN RAMON VALLEYS
ALAMEDA AND CONTRA COSTA COUNTIES.
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ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT
5997 PARKSIDE DRIVE
.
PLEASANTON, CALIFORNIA 94566 .
(415) 484-2600
January 14, 1987
Mr. Kevin J. Gailey,
City of Dublin
P.o. Box 2340
Dublin, CA 94568
Senior Planner
REceIVED
JAN 1 G 1987
CUlLIN PlANNING
Line F
Re: PA 86-134--Dublin Townhouses, Village 7 of the Villages at Alamo
Creek-- Site Development Review and Conditional Use Permit
Dear Mr. Gailey:
We have reviewed the above referenced planning application and have the
following comments:
Improvement plans showing the access to Alamo Creek should be
submitted to Zone 7 for review and approval when they become
available.
The lots adjacent to the creek should be graded to prevent
drainage from flowing over the top of bank at the rear of the
lot. Site drainage should be directed to an underground storm
drain system which connects to the creek through a protected
outfall structure.
Please give us a call if you have any questions or comments.
Very truly yours,
Mun J. Mar
General Manager
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~~ Vincent Wong, Manager
Environmental Resources Division
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cc: Lee Thompson, City of Dublin
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MAR 1 0 i987 -if
DUBLIN PLANNING
Amador-Pleasanton Public Schools
123 Main Street · Pleosonton. CA 94566-7388
(415) 462-5500
March 17, 1987
Mr. Kevin J. Gailey
Senior Planner
City of Dublin
P.O. Box 2340
Dublin, CA. 94568
RE: PA-86-134, Dublin Townhouses, Village 7 of the Villages at Alamo Creek
Dear Mr. Gailey:
The Pleasanton Joint School District has reviewed the plans for the above
referenced project to determine if there are any mitigating circumstances which
would impact the school district. The school district does not object to this project
at this time, however, all future projects may be subject to a developer fee which is
being considered by the Amador Valley Joint Union High School District, Board of
Education. All project permits for residential building may be subject to $1.50 per
square foot fee beginning April I, 1987.
We will notify you of the Board's impending action on this matter.
Sincerely,
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<::. ~tcurtain
Assistant Superintendent
Business Services
BRM/bl
BOARDS OF TRUSTEES
AMADOR
John Kendall, President
Juanita Haugen, Clerk
Donald C. Biddle
Frank Damerval
David Melander
Sincerely,
PLEASANTON
Clark Gunson, President
Earnestine Schneider, Clerk
Charles Eddinger
Nancy Hawtrey
Dr. L. Bruce Merrill
Buster R. McCurtain
Assistant Superintendent
Business Services
BRM/bl
SUPERINTENDENT
Dr. Bill J. James
Amador Valley Joint Union High School District. Pleasanton Joint School District
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City of Dublin
January 30, I 986
The Villages at Alamo Creek, File No. 85-041.1 & 04\.2
Expanded Initial Study
Page 6
III. GENERAL PLAN POLICIES AND ZONING
A. GENERAL PLAN DESIGNATIONS
The site is within the primary planning area of the General Plan. The primary
planning area includes those lands within the 1982 city limits.
Most of the site is designated by the General Plan as medium density residential.
The site area along the west boundary is designated as open-space; Alamo Creek
within the site is designated Stream Corridor. A park is designated on the site.
The 4.9 acre area southwest of the intersection of Amador Valley Boulevard and
Dougherty Road is designated as medium-high density residential, retail/office
commercial use, or mixed use: Figure 2 shows General Plan designations for the
site. General Plan descriptions of these land use designations are as follows:
Residential: Medium Density (6.\ to 14.0 units per gross residential acre). The
range allows duplex, townhouse, and garden apartment development suitable
for family living. Except where mixed dwelling types are designated, unit
types and densities may be similar or varied. Where the plan requires mixed
dwelling types, listed policies specific to the site govern the location and
distribution of dwelling types. Assumed household size is two persons per unit.
Recently reviewed projects in the medium density range include Parkway T er-
race (7.8), and Amador Lakes west of the Dougherty Hi lis (13.5).
Residential: Medium-Hiqh Density (14.1 to 25.0 units per gross residential
acre). Projects at the upper end of this range normally will require some
under-structure parking and will have three or more living levels in order tp
meet zoning ordinance open space requirements. Assumed household size. is
two persons per unit. Examples of medium-high density projects include The
Springs (17.8), and Greenwood Apartments (19.8).
Open Space. Included are areas dedicated as open space on subdivision maps,
slopes greater than 30 percent, stream protection corridors, woodlands, and
grazing lands.
Parks/Public Recreation. Publicly owned parks and recreation facilities.
Retail/Office. Shopping centers, stores, restaurants, business and professional
offices, motels, service stations and sale of auto parts are included in this
classification. Residential use is excluded except in the Downtown Intensifi-
cation Area.
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FIGURE 2
GENERAL PLAN
LAND USE DESIGNATIONS
Residential
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Single-Family Residential
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Medium Density Residential
/'1.111I'..0.......".,_1
Medium-High Density Residential
lW.rll:l25.0....".,a:r<e'
Commerc.ial/lndustrial
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Retail/Office
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Retail/Office & Automotive
Business Park/Industrial
Business Park/Industrial:
Outdoor Storage
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Public/Semi-Public/Open
~ Public/Semi-Public Facility
~~~t5':;~' Parks/Recreation
L~":::1 Open Space; Stream Corridor
Circulation
~ Arterial Street
E3 Collector Street
E:::3 BART
I.... .1 Transportation Corridor
1- -I Site Boundary
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City of Dublin
January 30, 1986
The Villages at Alamo Creek, File No. 85-041.1 & 041.2
Expanded Initial Study
Page 8
General Plan development policies for the site area north of Amador Valley Boule-
vard are as follows:
Site:
Acres:
Maximum Units:
General Plan
Residential Designations:
East of Dougherty Hi lis
79
1,105
Medium Density with required mixed dwelling
types including single family detached and
permitting up to 25 units per acre on' portions
of the site.
General Plan development policies for the site south of Amador Valley Boulevard
are as follows:
Acres:
Maximum Units:
General Plan
Residential Designations:
West of Dougherty Road, south of Amador
Valley Boulevard
4
100
Site:
Medium-High Density, retail/office, or
mixed.
Proposed project land uses are consistent with General Plan designations. Overall
proposed project gross density for the site area north of Amador Valley Boulevard
at 10.7 dwelling units per acre falls within the required density ranges. Residential
density at 13.3 (Vi Ilage I) dwelling units per acre for the site south of Amador
Valley Boulevard is less than the 14.1 to 25 unit range recommended by the General
Plan.
The proposed site plan for Vi lIage I does not include three-story buildings or under>-
structure parking, as recommended by the General Plan designation.
Some of the lots as shown in the single-family village (Village VI) are less than
6,000 square feet in area. Overall density within the village is 4.02 dwelling units
per acre. (Density is calculated by dividing the total acreage of the village by the
proposed number of units. The village acreage includes street right-of-way.) As
shown on the proposed Tentative Map, the lots range in size from about 4,500
square feet to over 7,000 square feet. Some of the larger lots, however, are
located partially on slopes of 2.5:1 or steeper, so that developable area is reduced
significantly, in some cases by half of the lot area.
B. GENERAL PLAN POLICIES
The following policies from the City's General Plan will apply to development of
the subject property:
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City of Dublin
January 30, 1986
The Vi Ilages at Alamo Creek, Fi Ie No. 85-041.1 & 041.2
Expanded Initial Study
Page 9
2.1 RESIDENTIAL LAND USE
2.1.1 Housing Availability
Guiding Policy
A. Encourage housing of varied types, sizes, and prices to meet current and
future needs of all Dublin residents.
Implementing Policy
B. Designate sites available for residential development in the primary plan-
ning area for medium to medium-high density where site capability and access
are suitable and where the higher density would be compatible with existing
residential development nearby.
2.1.2 Neighborhood Diversity
Guiding Policy
A. Avoid economic segregation by City sector.
B. Allocate medium to medium-high residential densities to development sites
in all sectors of the primary planning area. Require some of the units
approved east of the Dougherty Hills to be single family detached.
2.1.3 Residential Compatibility
Guiding Policy A. A void abrupt transitions between single family develop-
ment and higher density development on adjoining sites.
Implementing Policy
B. Require all site plans to respect the privacy and scale of residential devel-
opment nearby.
C. Require a planned development zoning process for all development propo-
sals over 6.0 units per gross residential acre.
2.2.3 Neighborhood Shopping Centers
Implementing Policy
B. Require a planned development proposal at the southwest comer of
Amador Valley Boulevard and Dougherty Road to include medium high density
residential, retail/office, or a mix of these uses.
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City of Dublin
January 30, I 986
The Villages at Alamo Creek, File No. 85-041.1 & 041.2
Expanded Initial Study
Page 10
3.3 OPEN SPACE FOR OUTDOOR RECREATION
Guiding Policies
A. Expand park area to serve new development.
Implementing Policy
C. Acquire three five-acre neighborhood parks. .. (one) east of Dougherty
Hills as land is subdivided.
Guiding Policy
E. Restrict structures on the hillsides that appear to project above major
ridge lines.
The present undisturbed natural ridge lines as seen from the primary planning
area are an essential component of Dublin's appearance as a freestanding city
ringed by open hills.
Implementing Policy
F. Use subdivision design and site design review process to preserve or
enhance the ridge lines that form the skyline as viewed from freeways (I-580,
1-680) or major arterial streets (Dublin Boulevard, Amador Valley Boulevard,
San Ramon Road, Village Parkway, Dougherty Road).
4.2 PUBLIC LANDS
Implementing Policies
D. Negotiate participation by Parks RFTA in design of Dougherty Road
improvements and establishment of a landscaped buffer strip.
5.1 TRAFFICWA YS
D. Reserve right-of-way and construct improvements necessary to allow arte-
rial and collector streets to accommodate project traffic with the least fric-
tion.
5.2 TRANSIT
Guiding Policy
B. Support improved local transit as essential to a quality urban environment,
particularly for residents who do not drive.
Implementing Policy
D. Pursue formation of a Joint Exercise of Powers Agreement with neighbor-
ing jurisdictions to enable use of Transportation Development Act funds to
begin improved local transit service late in 1984.
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City of Dublin
January 30, 1986
The Vi Ilages at Alamo Creek, Fi Ie No. 85-041.1 & 041.2
Expanded Initial Study
Page II
The proposed bus loop would start at San Ramon Road and Dublin Blvd., pro-
ceeding via Dublin Blvd., Hansen Drive, Silvergate, Peppertree, Shannon, San
Ramon Road, Alcosta, Davona, Village Parkway, Amador Valley Blvd., Dough-
erty Road, Dublin Blvd., San Ramon Road, to Stone ridge and Pleasanton.
5.4 BICYCLE ROUTES
Implementing Policy
B. Complete the following bikeways system:
Dougherty Road: Incorporate separate bike/jogging path in new design
(excerpt).
5.6 SCENIC HIGHWA YS
1-580, 1-680, San Ramon Road and Dougherty Road were designated scenic routes
by Alameda COWlty in 1966. These are the routes from which people travelling
through Dublin gain their impression of the city, so it is important that the quality
of views be protected.
Guiding Policy
A. Incorporate previously designated scenic routes in the General Plan and
work to enhance a positive image of Dublin as seen by through travellers.
Implementing Policy
B. Exercise design review of all projects within 500 feet of a scenic route and
visible from it.
7.1 RIPARIAN VEGETATION
Guiding Policies
A. Protect riparian vegetation as a protective buffer for stream quality and
for its value as a habitat and aesthetic resource.
B. Promote access to stream corridors for passive recreational use and to
allow stream maintenance and improvements as necessary, while respecting
the privacy of owners of property abutting stream corridors.
Implementing Policies
C. Require open stream corridors of adequate width to protect all riparian
vegetation, improve access, and prevent flooding caused by blockage of
streams.
E. Require revegetation of creek banks with species characteristic of local
riparian vegetation, where construction requires creek bank alteration.
City of Dublin
January 30, 1986
The Villages at Alamo Creek, File No. 85-041.1 & 041.2
Expanded Initial Study
Page 12
8.0 SEIS.\fIC SAFETY AND SAFETY ELEMENTS
Implementation Policies
8.1.2 Required Geotechnical Analyses
A. A preliminary geologic hazards report must be prepared for all subdivi-
sions. Any other facility that could create a geologic hazard, such as a road or
a building on hillside terrain, must also have such a study. Each of the hazards
described in the Seismic Safety and Safety elements must be evaluated. This
hazard analysis shall be prepared by a registered engineering geologist.
C. If the preliminary report indicates liquefaction potential, an engineering
analysis and design, if necessary, to mitigate liquefaction hazards, shall be
required for all structures planned for human occupancy.
8.2.3 Flooding
Implementing Policies
B. Require dedication of broad stream corridors as a condition of subdivision
approval.
C. Protect riparian vegetation and prohibit removal of woodlands. Removal
of an individual oak tree may be considered through the project review pro-
cess.
9.0 NOISE ELEMENT
Implementing Policy
E. Design Dougherty Road improvements and adjoining residential develop-
ment for compliance with noise standards.
C. ZONING
The site north of Amador Valley Boulevard is presently zoned R-I-BE: Single
Family Residential Combining District. The site south of Amador Valley Boulevard
is zoned C-N: Neighborhood Business.
Proposed zoning is Planned Development.
D. IMPACTS
The proposed project is consistent with guiding and implementing policies for the
area, with the exception of the following:
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City of Dublin
January 30, I 986
The Vi I loges at Alamo Creek, Fi Ie No. 85-041.1 & 041.2
Expanded Initial Study
Page 13
2.2.3 Neiqhborhood Shopping Centers, Implementing Policy:
The commercial use (7-11 convenience store) proposed for the corner of Amador
Valley Boulevard and Dougherty Road is not integrated into the residential area of
Vi Ilage I. Vi IIage I is medium (6.1 to 14 units/acre) rather than medium-high
density. At 13.30 dwelling units per acre, the village does not achieve
recommended minimum density of 14.1 dwelling units per acre for medium-high
residential areas.
7.1 Riparian Veqetation, Guiding Policy and Implementing Policies:
Access to the Alamo Creek stream corridor is not provided. (Additional informa-
tion on protection of riparian vegetation, flooding, and scenic highways is
contained in the appropriate sections of this initial study.)
C. Mitiqation
I. Increase density in Village I to a minimum of 14.1 dwelling units per acre.
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CITY OF DUBLIN
MEMORANDUM
TO: Planning Commissioners
FROM:
Kevin Gailey - Senior Planner
April 30, 1987
t
DATE:
RE: Item 8.6, PA 86-134 Dublin Townhouses - Village VII
Conditional Use Permit and Tentative Map Requests
The Staff Report for Public Hearing Item 8.6, PA 86-134 Dublin
Townhouses - Village VII, will be delivered to you tomorrow.
KG/ao