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HomeMy WebLinkAbout86-134.1 & .2 Village VII - Windsor Place 05-18-1987 CITY OF DUBLIN PLANNING COMMISSION SUPPLEMENTAL STAFF REPORT Meeting Date: May 18, 1987 SUBJECT: Planning Commission Planning Staff ~u/ J:f PA 86-134.1 and ~~illage VII - Windsor Place Conditional Use Permit and Tentative Map applications. TO: FROM: DETAILED PROJECT DESCRIPTION: Conditional Use Permit and Tentative Map applications for a proposed l39-unit multiple family residential project occupying the l6.3~ acre area identified as Village VII of the Villages at Alamo Creek project. PREVIOUS ACTIONS AND ADDITIONAL ANALYSIS: This item was initially scheduled to be heard at the Planning Commission hearing of May 4, 1987. Due to the length of time taken to consider the items appearing on the agenda prior to this item, the matter was continued to the May l8, 1987, Planning Commission meeting without being heard by the Commission. Staff's discussion with the Applicant's Representative, Michael Courtney, revealed two areas where additional background information will need to be provided. The first area concerns the comments received from the City Engineer (Background Attachment #4 of the May 4, 1987, Staff Report). Four items cited within that memorandum reflect requirements that are more appropriately tied to the Master Tract Subdivision Agreement for the entire Villages at Alamo Creek project than to any individual Village in the project. Specifically, Item #1 (dealing with the design and proportional funding for future Amador Valley Boulevard culverts), Item #4 (dealing with the design and construction of the free right-hand-turn lane off of Dougherty Road onto Dublin Boulevard), Item #9 (dealing with the design and construction of two additional traffic lanes along a section of Dougherty Road), and Item #10 (dealing with improvement plans for the future signal at Amador Valley Boulevard and Dougherty Road) need not be attached directly to the subject project. The Conditions of Approval these requirements are derived from (Conditions 18 d., 46 c., 47 and 53 of the PD, Planned Development Rezoning) apply to the entire Villages at Alamo Creek project. Staff concurs with the Applicant's request that the recommended Conditions of Approval from the City Engineer's memorandum be modified to serve as notification to the Applicant that the requirements are in place and will need to be addressed with the development of the Villages at Alamo Creek project. The second area of concern involves Staff's recommendation that common trash bin areas be developed and utilized in the project rather than allowing use of individual trash cans. The Applicant has submitted a letter from Professional Management Associates regarding this matter. Professional Management Associates manages a project in Southern California which was built by Standard Pacific which utilizes a similar residential product type and project layout. The letter indicates that individual trash can service is utilized in that project and summarizes the advantages and disadvantages the management firm sees with the use of individual trash can service versus use of common trash bin service. COPIES TO: Applicants Owner File PA 86-134 ITEM NO. <D I 01- Staff is recommending use of common trash bin areas to avoid aesthetic and potential traffic safety problems anticipated to be associated with the use of individual trash can service. Staff feels that use of individual trash cans in this project could create problems given the proposed project density and the limited depth of driveways (4' to 8' from the loop driveway). 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 Revised 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 Revised Draft Resolutions: Exhibit E - approving the Conditional Use Permit application (PA 86-134.1) and Exhibit F - approving the Tentative Map application (PA 86-134.2). ATTACHMENTS: Exhibit E - Draft Resolution regarding the Conditional Use Permit Application PA 86-134.1 Ehxibit F - Draft Resolution regarding Tentative Map 5780 Application PA 86-134.2 Background Attachments: 7) City Engineer's Memorandum of February 3, 1987 8) May 1, 1987, Letter from Professional Management Associates regarding Trash Disposal Service 9) Planning Commission Staff Report of May 4, 1987 (without Attachments) -2- 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 public hearings on said applications on May 4, 1987, and May 18, 1987; and WHEREAS, proper notice of said public hearings 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 and Supplemental Staff Report were 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 project. JlMPr f6s0LunoA1 EXHIBIT CoP Pit S~-I~,' E 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. 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, prov~s~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. -2- 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 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 #14 shall be eliminated, and the locations of Building Groupings #12 through #14 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. -3- h. Parking adjoning the south side of Building Grouping #20 shall be modified as necessay to accommodate the changes detailed in item "c." above. 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 -4- Comments Regarding Noise Impacts on the Villages at Alamo Creek", prepared by Charles M. Salter Associates, Inc., and dated January 17, 1986. 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. -5- 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. 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 Conditions outlined within the City Engineer's memorandum of February 3, 1987, except as pertains to Items #1, #4, #9 and #10 of that memorandum. Regarding these four items, the Findings and General Provisions established for the entire Villages at Alamo Creek PD, Planned Development District (as applied by City Council Resolution No. 31-86, Conditions 18 d., 47, 53 and 46 c., respectively) shall remain in effect and applicable to this development. 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. 29. A l5-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 18th 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 public hearings on May 4, 1987, and May 18, 1987; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, the Staff Report and a Supplemental Staff Report were 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 ~ l~rA-n~E"" ~ p~ B"..,.~q.f, ~ 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 4, 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 138 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 18th day of May, 1987. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -3- : /-- MEMORANDUM From: February 3, 1987 Senior Planner ~ ~ Ci ty Engineer ff' Date: To: 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. "" "" .:. ~,. . .;;,~!~~:,;iiI~~ii}i'0;gj~!j~;.';ji......... · '.~.~ii~f;;;~~:'~t;~ffi~s{i;{.:_;;~:~ .~;T;:'."!--'cC{'" ,,' ". ..:.~":~.~?:)?{~:~.::;~;~~ :~:~:.~:':'~.~:.~ ~.. :' '.. ~. ,. , . .-: , '. ." .. t .., . .. , (- , 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 2l(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. \ \ ~':'.:~-,;::~,::.;,;';\;::.&~l~;~~;;~,.i.,~~;~~~~~l~d~{fi~'frZ22I~~~j~%~~)2E??i,~- '.' , ' '~:"~,,.cF:'I~~::;'~.~~~~f~~l~~J.;<iA~~~~ft&t~~;}\!..;,;, .;.::.:: '. " .~,. -",.. .;',i~i,KJ1ii'ii{1:i;'j;...;.;. .. .......' . . '.'::: ;'-- '" ....... .;.,..;-.......... " ' ~ ~ Professional Management Assodates May 1, 1 987 Mr. Michael Cortney, President STANDARD PACIFIC of NORTHERN CALIFORNIA 6990 Vi I lage Parkway, Suite 201 Dubl in, CA 94568 RE: NORTHWOOD SQUARE TOWNHOMES ASSOCIATION Trash Disposal Service Dear Mr. Cortney: Thank you for your inquiry regarding the trash disposal services at the above referenced Association. Northwood Square uti I izes individual trash pick-up. Professional Management Associates currently manages over 7,000 units in the South- ern Cal ifornia area and we have found this method vastly superior to the common trash bin approach. The owners package the i r trash in a much more consc i en t i ous manner when they are responsible for individual trash cans. The bins invite the practice of tossing their garbage in the general vicinity and need to be constantly sprayed and cleaned by the associations. We have not had any problems with trash cans not being promptly re- moved and stored by owners. Other associations we maintain uti I ize the individual trash disposal approach and we find ita super i or method in a II ins tances to the comnon trash bin method. I mention Northwood Square only because I unders tand it is a s imi 'ar product to the type you are current I y planning to bui Id in Northern Cal ifornia. Please feel free to contact me if I can be of any further assistance. Cord i a I I y, Carol CR/neb Post Office Box C-19560, Irvine, CA 92713 714/250-6080,800/821-3464 ATTACH ENT 8 ft1~^Lr(!'"lt\~T I=iR,,^~ le~ N 5-/- 87 CITY OF D!l~LIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: May 4, 1987 SUBJECT: Planning Commission Planning Staff ~ PA 86-134.1 an; Cd Village VII - WindsQr Place CQnditional Use Permit and Tentative Map applications. TO: FROM: GENERAL INFORMATION: PROJECT: ConditiQnal Use Permit and Tentative Map applicatiQns for a proposed l39-unit multiple family residential project Qccupying the 16.3+ acre area identified as Village VII of the Villages at Alamo. Creek prQject. 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 frQntage along the south side of Shady Creek Road, extending to the westerly terminus Qf the rQad. 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 abQve 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 rezQned as part of the 135+ acre Villages at Alamo Creek rezoning (PA 85-041.1) to a PD, Planned DevelQpment District. Approval under that rezoning actiQn anticipated development on this site of up to. 151 condominium/apartment units. z - Pc smFF~;q-D~S:;:~~ ~~~ ~~) ;0 ITEM NO. ;\:1~~ ~0 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. -2- ~- C. ZONING ORDINANCE 8-30.0 PLANNED DEVELOPMENT DISTRICT~: 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). 8-3l.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 lSl~ 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 lSl-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 -3- ff.'J.-.,V3"~~~!J.f~~_t~~~~~F~~~:~d~:W~~J~\~:Y~~5~?'}-~~5~~?:~r~li~~~~1.2~m~S-:~:~-~~~~~~~~./;'~'(r;r~;:?~':'.',-;;':i'-----~.--.----.~.- 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 squa!e feet and will have living areas ranging in size from 1,llO 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 (Le., "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). -4- --, 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 .t- -5- ~J;t~~~~~~Y~::rJ::'!~~'}?z'~~./:,~:::;0f~~~~~~:;?JY~:~~?':r3-:.s;YF..;?t~\::C;./??\:~'" ,:'-", "~?i~q:" \>,. \:';'_,'J )~,'~.\:~~.~'~-:\-~:~?::~n'~~;;~=:~~~?;;~~~f~::!;~{z~{!:r-%1F?7::.:t;~trt.~I~I~~::~ .