HomeMy WebLinkAbout87-118.1 & .2 Villages at Willow Creek CUP & SDR
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 7, 1987
TO:
Planning
Commission v...c
Staff ~
FROM:
Planning
SUBJECT:
PA 87-118.1 and .2 Post California Partnerships,
Ltd. (Applicants)/Rafanelli and Nahas Real
Estate Development (Owners) - Village V (Post
Creek) - Villages at Willow Creek - Conditional
Use Permit and Site Development Review requests,
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit and Site Development
Review requests for a proposed 204-unit
apartment/condominium multiple family
residential project occupying the l3.l~ acre
area identified as Village V of the Villages at
Willow Creek residential project.
APPLICANT/REPRESENTATIVE:
Post California Partnerships, Ltd.
Attn: Roger Greer
3000 Sand Hill Road, Building 5
Menlo Park, CA 94025
PROPERTY OWNERS/
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 l3.l~ acre irregularly shaped
property has 670~ feet of frontage along the
west side of Dougherty Road, extending to the
County line. The western and northern portions
of the site will front along the future loop
road serving both Village IV and V (to be a
public street) The site has been rough-graded
and is presently vacant.
GENERAL PLAN AND
ZONING DESIGNATIONS:
The site carries a Residential - Medium Density
Land Use designation (6.1 to 14.0 dwelling units
per acre). The site was rezoned as part of the
135+ acre Villages at Willow Creek Rezoning
(PA 85-041.1) to a PD, Planned Development
District. Approval under that rezoning action
anticipated development on the VIllage V site by
an eighteen-building, 192~ apartment/condominium
units. The proposed change to a nine-building,
204-unit apartment/condominium family project
(with commensurate adjustments to the project
layout) triggers the Conditional Use Permit
process to allow consideration of changes to the
base PD, Planned Development District covering
the site.
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COPIES TO: Applicant
Owner
File PA 87 -118
ITEM NO. 9 ,;(
ASSESSOR PARCEL NUMBER:
941-2768-12 (portion)
SURROUNDING LAND USE:
North:
The Alameda County/Contra Costa County
line lies to the north. Ponderosa Homes
is currently process a 482-unit, 289~
acre single family residential project
through the City of San Ramon (Bent
Creek project).
Camp Parks Reserve Forces Training Area,
Undeveloped 8.4~ acre Village IV of the
VIllages at Willow Creek project, slated
for development as a thirteen-building,
l52-unit apartment/condominium project.
Village VI of the Villages at Willow
Creek Project - currently under
construction as a l45-unit single family
residential project by The Gregory Group
(Ridge Creek project).
East:
South:
West:
ZONING HISTORY:
The original l35~ acre holding was rezoned from an A, Agricultural
District, to the R-l-B-5, Single Family Residential-Combining District, and
the CoN, 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 a purchase option agreement the Applicant
(Rafanelli & Nahas Real Estate Development) had with the original 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 Willow Creek project (PA 85-041.1 and .2). The subject property
is one of the seven residential Villages approved under those applications.
The other Villages, and their development status, are depicted on Background
Attachment #10.
APPLICABLE REGULATIONS:
A. GENERAL PLAN
The Initial Study of Environmental Significance prepared for the
Villages at Willow Creek PD, Planned Development Rezoning and Tentative
Map applications (see Background Attachment #7 - 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.
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.
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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 Willow
Creek PD, Planned Development Rezoning and Tentative Map requests.
That document found that the project did not have a significant
impact on the environment. The changes proposed to the unit type and
plotting layout for Village V will not change the environmental
impacts previously identified with the overall project.
NOTIFICATION: Public Notice of the December 7, 1987, hearing was published
in The Herald, mailed to adjacent property owners, and posted in
public buildings.
ANALYSIS:
The l3.l~ acre subject property carries a previous approval for an
eighteen-building, 192-unit apartment/condominium project. That approval was
granted under the PD, Planned Development District Rezoning approved for
Village V of the Villages at Willow Creek project (PA 85-041). The subject
project proposes to replace the previous approval covering Village V with a
nine-building, 204-unit apartment/condominium project.
Of the nine buildings proposed in this project, four are proposed to be
developed as three-story structures and the remaining five are proposed to be
developed as mixed two- and three-story structures (with the three-story
element to be located in the center portion of the structures). The proposed
structure heights range from 35 to 39 feet for the three-story elements to 25
to 28 feet for the two-story elements. The project is proposed to be composed
of 96 one-bedroom units and 108 two-bedroom units. Unit sizes would vary from
470~ square feet to 1,030~ square feet.
Parking is proposed at a two-space @ dwelling unit ratio, which conforms
with the requirements established by the underlying PD, Planned Development
District requirements. Patio enclosures for ground floor units are proposed
to range in size from 14% to 20% of the heated area of the units they will
serve. This will create patio enclosures ranging in size from 85 to 140
square feet, representing a deviation from the established 140 square foot
standard established by the underlying PD zoning requirements. Staff
recommends this deviation be accepted by the Planning Commission (see
Condition #37 of Exhibit A).
The southern portion of the site contains the remnants of an ox-bow area
of Alamo Creek. Approximately 20 mature trees (bay, oak and locust) are
situated around the outer edge of this swale area. The Site Plan developed
for this project reflects the desire to retain these trees and to orient
portions of the project (the main project entrance and the main recreational
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areas) in a manner which takes full advantage of the visual benefits the tree
cover provides. Another large tree at the northern portion of the project
(48"~ diameter oak) will be retained in a parking area planter, which is sized
and shaped to cover 90%~ of the dripline of the tree. The Applicants are
pursuing a landscape easement which would extend into a portion of the Village
IV site (covering that portion of the ox-bow swale area where the mature trees
are present).
Since the time of the initial application submittal on August 20, 1987,
the Applicant has been engaged in a continual dialogue with City Staff
regarding the application submittal requirements and the proposed project
design. Subsequent submittals by the Applicant served to complete the
application package and to fine-tune the Site Plan Layout and various other
features of the project submittal.
Extended discussion between the City and the Applicant has occurred
concerning the Applicant's proposal to utilize a single project trash area
containing a trash compactor. The Applicant has indicated that the use of
trash compactors has been made in all of Post's recent residential projects,
By benefit of extended discussion on the proposed design and operation of the
compactor, supplemented by discussions with public officials in the Atlanta
area (see Background Attachment #9), Staff is in a position to recommend
conditional approval of use of a trash compactor. Condition #22 of Exhibit A
outlines the requirements recommended by Staff to be applied to the trash
compactor.
The Applicant has indicated a desire to utilize fewer covered parking
spaces in the project than are required by the PD Rezoning requirements
covering the project. (One covered space @ dwelling unit required - 0.5
covered spaces @ dwelling unit proposed.) Provision of a covered parking
space for each dwelling unit is considered by Staff to be a fundamental
project amenity. As such, Staff recommends no deviation from the established
standards for covered parking.
During the course of meetings on this project, Staff has advised the
Applicant of concerns related to the comparatively stark architectural design
of end elevations for Building Types D/B and G/H. Condition #42 of Exhibit A
reflects the process Staff recommends be implemented to assure adequate
landscape treatment at the base of the affected building elevations to
visually soften those elevations. The most recent Building Elevations Plans
submitted for the project (dated received December 2, 1987) indicate provision
of additional detailing to the affected building elevations (selective
addition of fireplaces, enlargement of the meter enclosures, addition of roof
venting panels and minor adjustments to the roof design). Attachment #11
details the changes in the Building Elevations. These adjustments serve to
mitigate some of Staff's concerns regarding these building elevations.
At the final meeting between Staff and the Applicant, some additional
points were discussed regarding the three following items:
1) Request from the Applicant to allow a reduction of the width of the
sidewalk to be established along the north side of North Loop Road from
Dougherty Road to Alamo Creek from a 6-foot width to a 4-foot width (see
Condition #32 of Exhibit A).
2) Request from the Applicant to allow the elimination of the recommended
pedestrian walkway interconnection between Villages IV and V (see Condition
#29 of Exhibit A).
3) Request from the Applicant to allow a modification of the recommended
delivery time for the Architectural Soundwall along the Dougherty Road
frontage of Villges IV and V (see Condition #34 of Exhibit A).
Staff and the Applicant were unable to reach a mutually satisfactory
resolution on these three items. Staff recommends that these three requests
not be approved. The referenced Conditions reflect the specific
recommendations of Staff on the three respective issues.
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RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Consider and act on one Draft Resolution, or give Staff and
Applicant direction and continue the matter.
A - A Draft Resolution regarding the Conditional Use Permit
and Site Development Review requests.
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the following Draft Resolution: Exhibit A -
approving the Conditional Use Permit and Site Development Review
requests (PA 87-118.1 & .2).
ATTACHMENTS:
Exhibit A - Draft Resolution regarding the Conditional Use Permit and
Site Development Review requests (PA 87-118.1 & .2)
Exhibit B - PA 87-118.1 & .2 Conditional Use Permit and Site Development
Review Submittals
Background Attachments:
1) Applicant's Written Statement
2) Environmental Assessment Form
3) Applicant's Letter of November 16, 1987
4) Site Photographs and Photo Map Key
5) Zoning Map
6) Pertinent Agency Comments
7) Portion of the Mitigated Negative Declaration of Environmental
Significance for PA 85-041
8) Site Plan approved under PA 85-041 for Village V
9) Telephone Questionnaire Results Regarding Proposed Trash Compactor
10) Project Status List for Villages I - VII - Villages at Willow
Creek
11) Comparison of Building Elevations - Building Type D/B
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RESOLUTION NO. 87-
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS
PA 87-118.1 AND .2 POST CALIFORNIA PARTNERSHIPS, LTD. - VILLAGE V OF THE
VILLAGES AT WILLOW CREEK PROJECT FOR A PROPOSED MULTIPLE FAMILY RESIDENTIAL
DEVELOPMENT OF 204 APARTMENT/CONDOMINIUM UNITS PROPOSED OVER A 13.1~ ACRE
PROPERTY FRONTING AT THE SOUTHWEST QUADRANT OF THE INTERSECTION OF DOUGHERTY
ROAD AND THE ALAMEDA COUNTY/CONTRA COSTA COUNTY LINE
WHEREAS, Post California Partnerships, Ltd. request approval of a
Conditional Use Permit to allow modification to the approved Land Use and
Development Plan for the Villages at Willow Creek PD, Planned Development
District project to establish a new Land Use and Development Plan for Village V
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, Post California Partnerships, Ltd., concurrently requests
approval of a Site Development Review for the proposed 204-unit apartment/
condominium project; and
WHEREAS, the Planning Commission held a public hearing on said
applications on December 7, 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 Tentative Map
covering the Villages at Willow 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 Site Development Review 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 Site Development Review
requests will be consistent with the Dublin General Plan,
C. The Conditional Use Permit and Site Development Review 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.
A
P/'IIf7" tirs ~ () 11,.,( CliP /st>/l.. fA 8 7 "II B, I j;:2,...
D. The Conditional Use Permit and Site Development Review 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 Site Development Review 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, prov1s1ons 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 l3.l~ acre - 204-unit apartment/condominium
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.
2. Except as specifically modified elsewhere in these Conditions, development
shall be generally consistent with the following submittals:
a. Detailed Project Description for Village V (Post Creek) - as described
by the Written Statement and the Environmental Assessment Form, both
dated received August 24, 1987, and submitted with the application, as
modified/elaborated upon by the November 16, 1987, letter from Roger
Greer of Post California.
b. Unit Plans, Building Plans, Elevations and Roof Framing Plans prepared
by Niles Bolton Associates, consisting of 18 sheets and dated received
August 24, 1987 (Sheets A-I through A-18), as modified by the Revised
Elevation Plans and Building Plans prepared by Niles Bolton Associates,
consisting of 9 sheets and dated received December 2, 1987 (Sheets
A4.lA, A4.1B, A4.2, A4.3, A4.4, A4.5, A5.l, A5.2 and AS.3).
c. Architectural Elevations and Floor Plans for the Garages/Car Wash
Building, Mail Kiosk, Pool Pump House, Car Wash/Maintenance Building,
and Garages prepared by Niles Bolton Associates, consisting of five
sheets and dated received August 24, 1987 (Sheets A-19, A-20, A-21,
A-22, A-23 Garages).
d. Revised Patio/Porch Plans prepared by Niles Bolton Associates,
consisting of two sheets and dated December 2, 1987.
e. Revised Site Plan and Grading Plan prepared by Planners & Engineers
Collaborative, consisting of one sheet, and dated received December 2,
1987.
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f. Architectural Elevations and Floor Plans for the Leasing Office/
Recreation Bulding prepared by Niles Bolton Associates, consisting of
three sheets and dated received August 24, 1987, as modified by the
Revised Leasing Office Plan prepared by Niles Bolton Associates,
consisting of one sheet and dated received November 21, 1987 (Sheet
A8. 2).
g. Preliminary Landscape Plan, consisting of a single sheet and dated
received August 24, 1987, as supplemented by the Plant Material for
Shade Tree Planting Plan, consisting of a single sheet and dated
received October 20, 1987, and the Willow Creek Revegetation Drawings
prepared by Anthony M. Guzzardo and Associates, Inc., consisting of 15
sheets and dated received October 27, 1987 (Sheets L-l through L-15).
h. Schematic Pool Plan prepared by Planners & Engineers Collaborative,
consisting of a single sheet, and dated received December 2, 1987.
Collectively, these materials shall serve as Exhibit "A" for this project,
and shall be maintained on file with the Planning Department.
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 substantially as detailed on the Resubmittal
Information Sheet entitled "Project Fencing" and accompanying transmittal
dated received October 27, 1987, as modified by the November 16, 1987,
letter from Roger Greer of Post California. Wooden fence posts, and any
other wooden fence members in direct contact with the soil shall be
pressure treated, unless an alternate treatment/material is approved by the
Building Official.
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 and the Site Development Review approvals shall
be valid until December 17, 1988. The approval period for the permit may
be extended one additional year (Developer must submit a written request
for the extension prior to the expiration date of the permits) by the
Planning Director upon 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. Exterior colors and materials for the structures shall be subject to final
review and approval by the Planning Director. Roofing materials shall be
the fiberglass laminate shingle described in the Resubmittal Information
submitted by the Developer on October 20, 1987, and labeled "Item 28E,
Asphalt Shingles," or an approved equivalent. All ducts, meters, and other
mechanical equipment on the structures shall be effectively screened from
view with materials architecturally compatible with the main structures,
10, Textured project entry pavement treatment shall be supplied at both project
entries off of North Loop 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 Landscape Working Drawings.
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11. The striping and signing of internal roadways shall be subject to review
and approval by the City Engineer prior to installation. Internal roadways
shall be posted as private streets. Parking area striping and signing
shall include small car, handicapped and visitor parking information. Use
of double striping for open parking spaces is encouraged.
12. An advisory statement shall be supplied to all project residents regarding
potential noise impacts related to the Camp Parks Reserve Training Facility
(to be supplied within the project rental agreements). The advisory
statement shall be substantially consistent with the draft statement
provided below. The advisory statement shall be modified, as necessary, to
reflect the latest available information from the Army Corps of Engineer's
noise monitoring studies currently under way in conjunction with the
preparation of a new Master Plan for Camp Parks RFTA, or any additional
acoustical information regarding Camp Parks RFTA activities which become
available prior to the issuance of building permits. In response to any
new information made available prior to the issuance of building permits,
supplemental acoustical analysis shall be performed to determine if any
additional noise attenuation measures are required for this project.
Written acknowledgement of receipt of the advisory statement shall be
secured from all project renters (and, upon sale of individual units, from
buyers as part of the settlement documents between seller and buyer). Upon
request, 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.
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 night-
time 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.
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13. 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.
14. Signs established for the project (as regards to number and location) shall
be as generally depicted on the following submittals: 1) General Submittal
Requirements document labeled "Signage Description - Post Creek" dated
received August 24, 1987, and 2) Resubmittal Information document and
accompanying transmittals labeled "Entry Sign Details - Post Creek" dated
received October 20, 1987. On-site traffic regulatory signage (e.g. stop
signs and street name signs) shall be subject to separate review and
approval by the City Engineer as part of his review of the Project
Improvement Plans. The size, design and copy of other project signs shall
be subject to separate review and approval by the Planning Department as
part of the review of Project Landscape Working Drawings. No off-site
subdivision signs shall be utilized within the City limits until the
appropriate Conditional Use Permit approvals are secured.
15. 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.
16, 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.
17. If occupancy is requested to occur in phases, then all physical improvements
shall be required to be in place prior to occupancy except for items
specifically excluded in a Construction-Phased Occupancy Plan approved by
the Planning Department. Said plan shall be submitted a minimum of 45 days
prior to the occupancy of any unit covered by the plan. No individual unit
shall be occupied until the adjoining area is finished, safe, accessible,
provided with all reasonable expected services and amenities, and completely
separated from remaining additional construction activity. Any approved
Construction-Phased Occupancy Plan shall have sufficient cash deposits or
other assurances to guarantee that the project and all associated
improvements shall be installed in a timely and satisfactory manner. Any
approved Construction-Phased Occupancy Plan shall indicate the proposed
timing of completion of the project recreational facilities. At the request
of the Planning Director, written acknowledgements of continuing
construction activity shall be secured from all occupants or tenants for the
portions of the project to be occupied, and shall be filed with the Planning
Department. Said acknowledgements for a subdivision shall be part of the
settlement documents between the Developer and Buyer, if applicable.
18. Unless a Condominium Plan is filed prior to the occupancy of any units for
Village V, the Site Plan Improvements and Building Plans for the project
shall be modified so that each unit will comply with State handicapped
requirements, and the pathway system shall be modified so all paths of
travel to the ground floor units comply with Title 24 requirements. Plans
submitted (if the project is developed as a rental complex) shall detail
finish grades on all walkways to show compliance. If a Condominium Plan is
filed prior to the occupancy of the units in the project, then the
adjustments to the pathyway systems shall be limited to minor adjustments
which can easily be incorporated into the proposed Landscape and Grading
Plans (i.e., eliminate use of walkway steps of one to three step heights and
utilize rampways, wherever the size and grade of the surrounding landscape
areas feasibly allow such a modification).
19. 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 project. Upon request, copies of such
documents shall be submitted to the Planning Department.
20. Development shall comply with Conditions outlined within the City Engineer's
memorandum of September 21, 1987.
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21. The design and magnitude of any additional grading or filling proposed
within the dry creek swale along the south boundary of the project shall be
subject to review and approval by the Planning Department as part of the
Project Landscape Working Drawings. Landscape treatment within this area
shall be reflective of the design directives established by a horticultural
report prepared for the existing mature trees in the swale area.
22. Trash service for this project shall be utilized by a single project trash
compactor located at the southwest portion of the project. The precise
design and location of the trash compactor, the layout of vehicular access
and site grading necessary to accommodate the trash compactor and the manner
of operation of the trash compactor shall be subject to review and approval
by the City Planning, Engineering, Building Inspection and Police Depart-
ments, the Dublin San Ramon Services District and the Livermore Dublin
Disposal Service prior to the issuance of building permits. An operations
manuel outlining the trash compactor's operation procedures and maintenance
schedule shall be submitted for review and approval by the Planning
Director. Review authority shall address, but not be limited to, design
modifications necessary to avoid rodent problems (adjust height of hopper),
handling of leakage or spillage problems (hook-up to DSRSD sewer if
determined necessary), trash overflow problems and potential liability
problems. Due to the fact that use of a single trash compactor for a
residential project of this size has not been previously utilized in the
City of Dublin, its use shall be subject to review by the Planning Director
at the one-year and two-year anniversaries of the initial project
occupancies. If it is the determination of the Planning Director that the
trash collection system is not operating in an acceptable manner, then the
Developer shall make the necessary revisions to the system, including
provision of on-site trash enclosure areas if determined necessary by the
Planning Director, to remedy the situation.
23. Prior to the issuance of building permits, the Developer shall submit a
letter documenting that the Ordinance requirements of the DSRSD - Fire
Department have been, or will be, satisfied.
24. The landscaping and irrigation along the west and north sides of the
project's North Loop Road frontage shall be installed a m1n1mum of two weeks
prior to requesting the framing inspection of the 100th unit in the project
and prior to the occupancy of any units in this project.
25. Detailed plans for project landscaping, irrigation, finish grading, parking
layout and area lighting shall be subject to review and approval at the
submittal of detailed Project Landscape Working Drawings. Plans covering
these improvements shall be submitted for review and approval by the
Planning Director prior to the issuance of building permits. These plans
shall be at 1" - 20' scale and shall detail all items indicated in Section
#11 - Site Plan and Section #12 - Landscape Plan of the City of Dublin
General Submittal Requirements Form. The Site Plan details, especially as
pertains to finish grading, the dimensional layout of parking areas, the
intensity of landscape planting utilized, and the amount and location of
ancillary landscape structures (such as fences, walks, walls, pools,
trellises, etc.) shall be subject to review and approval by the Planning
Department.
26. Complete Project Improvement Plans shall be submitted to, and approved by,
the City Engineer prior to the issuance of building permits.
27. Landscape and irrigation for that portion of Alamo Creek running from the
Alameda County/Contra Costa County Line to Shady Creek Road shall be
completed a minimum of two weeks prior to the request for the issuance of
the 100th occupancy permit for Village V.
28. The on-site pedestrian walkway system developed for this project shall
include connections out to the project-side curb for North Loop Road, as
generally depicted on the Revised Site Plan and Grading Plan dated
November 20,1987, modified to include one connection in vicinity to the
north project entrance.
29. The on-site pedestrian walkway system developed for this project shall
include a minimum of one interconnection between the Village V project and
the future Village IV project. The interconnection shall be established
somewhere along the common boundary stretching from the southwest corner of
-6-
Building 4 and the proposed Mail Kiosk. Appropriate cross pedestrian
access easements shall be recorded to accommodate the referenced pedestrian
walkway interconnection. Said easement agreements shall be subject to
review and approval by the City Attorney and City Engineer prior to
recordation, and shall be recorded prior to the issuance of building
permits for this project. If, upon full development of Villages IV and V,
the operation of the pedestrian walkway interconnection creates security or
nuisance problems for either residential community, than the Developers or
the respective Homeowners' Association may request the Planning Director to
authorize the closure of the interconnection. At the option of the
Planning Director, the matter may be referred to the Planning Commission
for disposition.
30. The internal pedestrian walkway system shall be subject to review and
approval as part of the Project Landscape Working Drawings.
31, Fencing (of a design acceptable to the California Department of Fish &
Game, ACFC & WCD - Zone 7 and the City Engineer) shall be installed along
the north side of the project between Dougherty Road and Alamo Creek a
minimum of two weeks prior to the requests for the issuance of the 100th
occupancy permit for Village V.
32. A six-foot wide attached sidewalk shall be established along the north side
of North Loop Road to extend the sidewalk proposed along Dougherty Road to
link with the walkway system proposed along the east side of Alamo Creek.
33. The rental agreement form to be utilized for rental of private on-site
garages shall be submitted for review and approval by the DSRSD-Fire
Department and the Building Official to assure appropriate limitations on
storage of hazardous and/or flamable materials are outlined within the
rental agreement. Private on-site garage spaces for this project shall be
utilized only by project residents.
34. The soundwall, sidewalk, and landscaping and irrigation along Dougherty
Road from the Alameda County/Contra County Line to Shady Creek Drive shall
be installed a minimum of two weeks prior to the request for the issuance
of an occupancy permit for any unit in the project. Temporary openings in
the wall shall be allowed for construction activity access, if approved by
the City Engineer.
35. The fencing, pedestrian pathway, and landscaping and irrigation along the
length of the west and north sides of North Loop Road shall be installed a
minimum of two weeks prior to the request for the issuance of an occupancy
permit for any unit in the project.
36. Landscaping and irrigation plans for the project's frontage along Dougherty
Road shall be submitted with the Project Landscape Working Drawings for the
project.
37. An exception is granted to Condition 26-c (SDR Submittal - Open Space) of
the Findings and General Provisions established for the PD, Planned
Development District covering the subject property (City Council Resolution
No. 31-86) to allow the size of ground floor patio areas to be less than
the required 140 square feet minimum size. The sizes of the respective
patios in the project shall, at a minimum, match the sizes shown in Item 5
of the Applicant's November 16, 1987 letter. Patio sizes shall range in
size from 14% to 20% of the size of the respective units in the project.
38. The size and configuration of decks established in the project shall be
substantially as detailed in the plan submittal referred to in Condition
#2 d above. (Ranging in size from 65~square feet to 83~ square feet).
39. The individual private storage areas required to be established for this
project (120 cubic feet as required by Condition 33 of the Findings and
General Provisions established for the PD, Planned Development District
covering the subject property) shall be supplied through the provision of
individual exterior storage areas and/or provision of over-sized walk-in
closets, substantially as depicted in the plan submittal referred to in
Condition #2 d above.
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40. The recreation area pool shall incorporate use of solar collector panels.
The type of panel utilized shall be as detailed on the Resubmittal
Information Sheet entitled "Solar Collector Panels" dated received October
20, 1987. The Developer shall supply documentation that the number, size
and location of the panels utilized shall suffice to provide adequate pool
heating for a reasonable length of time in each calender year. Heating of
the pool may be supplemented by gas heaters.
41. The number of carports and garages supplied in this project shall be
adequate to provide one protected parking space for each of the proposed
204 units. The design of the carports shall be as generally detailed on
the Carport Design - Cut Sheet and as depicted on the accompanying
photograph, both dated received December 2, 1987. The materials used in
the construction of the carports shall be modified to incorporate use of
moderate to heavy wooden fascia bands and wooden support columns (or wooden
trim wrap). The design modifications required to the carports shall be
subject to review and approval by the Planning Director at the time
building permit applications are filed for units in this project.
42. To satisfy the concerns that the City has regarding the architectural
design of the side elevations of two of the five building types proposed
for the Post Creek Project (Building Types D/B and G/H) , the following
process shall be observed to allow the Planning Department to give input on
the project landscaping adjoining the affected building elevations:
a. When the exterior of the first affected building has been completed the
Planning Director from the City of Dublin and the President of Post
California shall meet on the project site.
b. The objective of the meeting shall be to analyze the building in its
context and to determine the appropriate quantity, size, location and
type of landscaping required to provide a satisfactory appearance and
to visually soften the comparatively stark architectural elevations in
question.
c. They shall be assisted by the Project's Landscape Architect, who will
present the proposed design for the landscaping adjoining the subject
building elevations; he will also provide any and all information
required to help them reach an agreement pertaining to the landscaping
supplied in these areas.
d. The concept of the landscape design that is agreed to through this
process shall serve as the model, or standard, for all similar areas
within the Post Creek Project.
PASSED, APPROVED AND ADOPTED this 7th day of December, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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RECEIVED
^UG241987
DUB48f~~r<s
GENERAL SUBMITTAL REQUIREMENTS
REF PAGE 1, ITEM 6
WRITTEN STATEMENT
POST CREEK
Post Creek is a 204 unit rental condominium project on
Dougherty Road on the VILLAGE V parcel which is a part of Willow
Creek. The project is being developed by Post California, which
is a division of Post Properties, INC. Below is information
which characterizes our company.
Company Statistics
- Founded in Atlanta, Georgia: in 1971.
- 700 employees of which'150 are in the landscape area.
(We do all landscaping, creation and implementation
and maintenance, within the company.)
- Have built 13,000 multi-family units over the past 16
years. This equates to some 45 properties.
Product
Buildings are 2 and 3 story wood frame construction wltb
pitched roofs which allow for maximum open space in
which to emphasize landscaping.
- Unit Types & Sizes & Rents:
TYPE .SIZE $RENT
STUDIO 526-545 580-595
1x1S 628 685
1x1M 719 735
1xlL 828 795
2x1 921 895
2x2 1017 965
2x2 1128 1075
AIT ACHMENT J
#"'-1 ~<.f !Al,e, m/ .Jnt-iF7Ylervt
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Amenities:
--Leasing office & business office
--Washer/dryer hook-ups in most units
--Central laundry facility
--Exercise room
--Car wash
--Extensive landscaping
- The v~i-jeo w-ill r.elpto understand our focus an
quality.
Marketing & Service
- Focus is on long term with product, res~dents and
employees.
- Post stands for:
--P = Pride
--0 = Organization
--S = Service
--T = Training
- We believe that "Quality Shows".
Reasons for the project including the City of Dublin's
benefits are:
- Economic for both Dublin and Post California.
Housing for workers in the nearby area to their
employment.
- "Quality of Life" housing for rental multi-family
condominium units for the people who cannot afford
homes.
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- A qualitj product in the City of Dublin.
We at Post have a very strong positive image in the com-
munities where we develop. For those who wish, the products
and company will bear scrutiny and due diligence. We are here
to be a "plus" for the community amd want, very much, to con-
tribute positively to the City of Dublin's growth.
Thank you for the opportunity.
.'
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AUG 21 ,,';)7
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DUBLIN P~NN'NG
ENVJ~ONMENTAL ASSESSMENT FORM, blTERlM
(Pursuant to Public Resources Code Section. 21 000 et sec.)
(','
CITY OF DUBLIN
PA N'I7 - 11 8
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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 I, 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 project: Post Creek-Willow Creek Villages, ~ugherty Rc
Dublin, CA 94546
Proposed use of property: Construction of 204 rental condominitml uhits.
2.
,4.
Nome, address, and telephone of Appl icant: Roger Greer, 'Post Califo:r;nia
. 3000 Sand Hill Road, . Building ~, I-1enlo Park, CA ,940Z~ (415) 854-2562 ~ .
Nome, address, and telephone of con~act person g in addition to applicant or
D instead of applicant: . arez or Cath Guthrie Post California,
3000 Sand Hill Road, Building 5, Menlo Park, CA 9 ~ ~~4-l)6l
5. Attached plans are pg pre!! iminary or 0 fully developed. ' '.
. 3.
6. Building area: 102,185 sq.ft.
7. Site area.:approx 13 nsg.ft. ~rli]acres'. 8. Current zoning:MDR
9. Maximum Building Height' 3
Oft. or GJ stories.
10. Describe ~mount of daily traffic generated by number, ~~e and ti~ of day:
. 1581 trips/day (see attached traffic impact repo pages & 31).
11. Number of off-street parking spaces provided: 391
12. Number of loading facilities provided: N/A
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EM'l,t'I't'II"1tr7vn1' ,fffnf~('rIT. ~K#1
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,13. Proposed development schedule: .beginning: ASAP completion: 12 months after
. . begiming
14.0. If residential: number of new units 204 ; number of existing units ;number of neVi
bedrooms 312 ; unit sizes ~58.;range of 0 sale prices or KJren~s 550- loootype of
dwelling Osingle family 0 duplexG ~ultiple. , per mo.
N/A
14.b. If commercial:
sa les area
'. operation
scope of projectD neighborhood, 0 city, 0 regional
CJsq.ft. orD acre; estimated employment per shift
; hours of
N/A
14. c. If industrial: materials involyed
hours of operation'
; estimated employment per shift
N/A
14.d. If institutional: 'mojor function
estimated oc:upancy ,
'.; estimated employment per sh ift
; hours of operation
15. Describe City permits required: tiJ Site 'DevdofM~ ~V'i~"V; 0 Va.~a..~Lc:..;
o Aelmil'\istr,,-tille. UlMi-lioM.-l USe f,uJ'o\itj 0 Rec.to.ssif\CA.-tio~ (rezot\i~ j
D PID.V\~ De.\1e..lopMewtj LJ Co.-.ditiDvW USe. ~'rt; 0 Si5\1\ 011\ I~ ~
@ ~er Building Permits
16. Describe other publ ic approvals required: [i] unknown; 0 loccl agencies;D regional
agencies; 0 state agencies; 0 federal agencies; for
CERTIFICATION
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
proj ect as described above.
. 5;9no'u", --;::;:_ if? ~ Dote' An",,", 14. 1981
C
Nome (print o~ type): Roger Greer
.,..-
(" The Villages at Alamo Creek, Fir Jo. 85-041.1 & 041.2
expanded Initial Study
Page 30
'J'7( A F"F I c.. l'MfJ/k.-r
City of Dublin
Janupry 30, 1986
-
B. Impacts -- Proiect Related
The dwelling units proposed by this project would generate 8,245 +/-vehicle trip
ends or one-way trips per day. The proposed convenience store would generate a
total of 1,562 +/_ vehicle trip ends per day. However, half of these trips or 781 +/-
vehicle trip ends per day would be due to Alamo Creek Villages traffic. To avoid
the double counting of trips, only 781 vehicle trip ends per day were added to the
street network. Thus, the total daily trips generated by the Alamo Creek Villages
development would be 9,026 vehicle trip ends per day.
The impact of project trips on eight existing intersections and the four proposed
new intersections were analyzed for the AM and PM peak hours. The results are
contained in Appendix B, Volume- To-Capacity Ratios with Existing Lane Configu-
rations.
. At the intersection of Dougherty Road and Amador Valley Boulevard, the LOS
would worsen from LOS A (very slight or no delay) to LOS B (slight delayj
during both the AM and PM peak hours.
. At Dougherty Road and Dublin Boulevard, the LOS would worsen from LOS C
(acceptable delay) to LOS D (tolerable delay) during the AM peak and from
LOS D to LOS E (intolerable delay) during the PM peak.
. At Dougherty Road and the 1-580 westbound ramps, the LOS would worsen
from LOS B to LOS C during the AM peak hour, and would ,remain LOS F
(jammed) during the PM peak hour. At Hopyard Road and the eastbound
ramps, the LOS would remain LOS D during the AM peak hour, and would
remain LOS F during the PM peak hour.
. At Village Parkway and Amador Valley Boulevard, the LOS would remain LOS
A during the AM peak hour, but would worsen from LOS C to LOS D during the
PM peak hour.
. All other intersections would remain at LOS A with the addition of project
traffic. The new intersections of project roads with Dougherty Road (three)
and with Amador Valley Boulevard (one) would be at LOS A with existing plus
project traffic. .
. The project is anticipated to have a negligible impact on the Alcosta Boule-
vard Interchange.
. Three intersections are at LOS E or LOS F with existing plus project traffic.
Two of these intersections (the 1-580 ramps) are at LOS F with existing traffic
only. Thus, improvements at the Hopyard interchange are warranted with or
without project traffic. The planned improvements at this interchange will be
completed before the proposed residential project is fully developed.
The circulation system as shown on the proposed Tentative Map for Village VI will
contribute to high vehicular speeds.within the area, due to long street distances
and circular streets unbroken by stop signs or intersections. The westernmost
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TRAFFIC IMPACT ANALYSIS OF: THE ALAMO CREEK VILLAGES
FIGURE 3
EXISTING LANE CONFIGURATIONS
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Post California
A Division of Post Properties. Inc,
3000 Sand Hill Road
Building 5
Menlo Park. California 94025
415-854-2562
November 16, 1987
Mr. Richard Ambrose
Mr. Larry Tong
Mr. Kevin Gailey
City of Dublin
6500 Dublin Blvd.
P.O. Box 2340
Dublin, CA 94568
Dear Richard, Larry and Kevin:
We would like to thank you for the time you took to meet with us
last Thursday afternoon.
In response to your comments about our Post Creek project, please
accept the following:
'(I!Building Four As we understand it, your concerns about
this building center around its close (within 20 feet)
proximity to Dougherty Road and the sound wall, as well as
the vi~ual impact of having a three story building that
~lose to the road.
. .
As the enclosed site plan indicates, Building Four is now
a 2/3 flat (G/R) building and has been pulled away from,
the sound wall to a distance of approximately 25 feet.
(~) Trash Compactor - As we understand it, you were not happy
with the trash compactor being located on the south side of
our entry because it would have required residents to cross
over the left lane to deposit their trash.
As the enclosed site plan indicates, the trash compactor
has been relocated to the north side of the entry road.
In order to help traffic flow onto the loop road, we ask
that we be allowed to make a three way stop at this
ent,J;ance.
(?!
Control Gate at the
,~t, you were concerned
"this junction could
other than a resident
their automobile--was
back out and onto the
Rear Entrance/Exit - As we understand
that the use of a control gate at
create traffic problems if someone--
who would normally have a device in
not able to open the gate and had to
public road.
As the enclosed site plan indicates, the control gate has
been opl..ted.
'ed trademark of Post Properties, Inc,
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41/LI ~T~ VlT&!e ~ //- /~ -tJ' 7'
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Ambrose/Tong/Ga;"
November 16, 19L
Page Two
(4)
Parking - As we understand it, you would prefer to have a
higher parking ratio than we are currently projecting (which
is 1.92). To reach a higher ratio of 2.0, we would need to
engineer a minimum of seventeen additional spaces.
,
We have asked our site planners to take another look at
our parking design. They informed us today that they can
fit 408 spaces on the site without major alteration to the'
curb lines. The new breakdown is as follows:
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Garages
Carports
Compact
Full Size
30 spaces
174 spaces
102 spaces
11)2 spaces
408 ,TOTAL
(5) Patios & Decks - As we understand it, you were concerned
'lout the proposed size of lhe patios and decks.
We have instructed our architect to increase the depth of
the second and third floor decks to a minimum of seven
teet. This change will require the use of a cantilever
for the portion of the deck that extends over the
supporting beam. Our intention is to leave the roof line
as it is currently designed, causing the extended portion
of the deck to be exposed.
Regarding the enclosed patio space, we ask that you allow
~ost Creek to feature gound floor patio areas that are
designed relative to the size and type of the apartment
home. We believe this approach will provide an
appropriate sense of enclosure for our residents without
compromising the openne~l of the common areas, nor causing
the patios to appear t~ be out of scale with the units
themselves. Specifically, this could be accomplished
through the use of the following formula:
Current Proposed Calculated as a
Heated Size of Size of Percentage of
Unit Area Patio Pa tio Heated Area
Al 470 SF 61.5 SF 94 SF- 20 %
A2 481 SF 64.0 SF 96 SF- 20 %
B 568 SF 47.0 SF 85 SF 15 %
C 659 SF 46.1 SF 98 SF 15 %
D 850 SF 56.6 SF 127 SF 15 %
E 1031 SF 88.0 SF 140 SF_ 14 %
G 743 SF 71.5 SF '111 SF 15 %
H 952 SF 49.3 SF 140 SF_ 15 %
.
Ambrose/Tong/Gailey
November 16, 1987
Page Three
(6)
Noise Levels - You indicated that a new design criteria may
be rea~ired due to anticipated night activity at Camp Parks.
We will contact a noise consultant for an
will comply with your recommendations
specific language used jr the advisory
residepts. L
opinion,
regarding
letter to
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and
the
our
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Wind Screen - You indicated that prior to any
being installed, your department would want
submittal of the material, color and fastening
wind screens
to review a
system used.
We will comply with a submittal in the event that we us~ ~
wind screen.
Pool & Spa Fence - As we understand it, the m1n1mum height
for this type of fence is four and a half feet.
( f)
We will comply with the minimum requirement found in the'
Uniform Building Code for this type of fencing.
Fence Post - You indicated that all wood fence post should
be made of pressure treated material.
We will comply
We plan to use
all landscape
asphalt coating
and reduces the
with this requirement for wood fence post.
asphalt coated cedar or redwood post for
arbors, picnic tables and swings. (The
protects the post from water infiltration
probability of structural failure.)
(';/ I d d
Perimeter Fencing It is our un erstan ing that you are
concerned about providing a fence between Villages IV and
v.
We propose that we construct a six foot black vinyl cha1D
link fence in this location. It would be hidden by the
landscaping and provide access between both communities
through a (locked) gate. We request that we select the
location of the gate.
(;i] Landscape Design - You indicated that a full set of working
drawings will need to be submitted to your department for
review prior to January first.
\ We will comply with this submittal date.
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Ambrose/Tong/Gailey
November 16, 1987
Page Four
(12)
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Road Name - You indicated that the name of the
needs to be resolved. The following is a list of
names. Please let us know.. as spon as possible,
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are accentahl FL ',~ - -,
1 Deer Creek Koad
Oak Creek Road
Deer Run Road
Fall Creek Road
road still
addi tional
which ones
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Site Lighting - You indicated that you were not comfortablp
with the information submitted to date on site lighting.
-
Don Rutzen and David Bell will meet with you the week of
November 16 to cover this item.
sOlar~~h!&ing - You indicated that you perceive the market
dictating the use of heated swimming pools for year round
use--and that the best way to provide heated water is
through the use of solar collectors.
We are planning to use solar collectors to provide heated
water to our swimming pool.
Architecture - As we understand it, you are concerned about
the appearance of the end elevations of our two/three flat
buildings. There are four of these buildings i.e. 3 D/B and
1 G/H building.
. '
We propose that we handle your concerns with landscapin~
by meeting at the job site with the landscape architect at
the time the ends of these buildings are ready for
landscaping. At this time, 'we will implement landscaping
measures which will be acceptable to you. This includes
planting of trees which are large enough to be acceptable
to you.
Construction Entrance - We understand that you do not have a
problem with us utilizing a construction entrance directly
onto Dougherty Road from the site--providing that Lee
Thompson signs off on the specific location and desig~
criteria.
We propose that this entry be used until tne constructiL__
of the "north loop road" is completed or suitable for us
to use for construction traffic.
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Ambrose/Tong/Gailey
November 16. 1987
Page Five
We trust that this information will allow you to expedite your
preparation for the December seventh Planning Commission meeting.
Please allow me your response to the items above as soon as
possible.
Cordially.
~ C,A--
Roger'Greer
RG:cg
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CIn 9PDUBLIN
HE K 0 H.'A H DUM
Date:
September 21, 1987
Senior Planner (KG)
To:
Prom:
City Engineer
Subject:
PA 87-118 Post California Partnership Ltd. Village V (Post Creek)
Conditional Use Permit and Site Development Review
1. A fence shall be constructed on the north side of North Loop Road from
Dougherty Road to Alamo Creek and shall be consistent with the agreement with the
California Department of Fish and Game.
2. A City of Dublin entrance sign, of a design supplied by the City, shall be
constructed at the northeast corner of the project.
3. A subdivision map shall be filed prior to occupancy of any unit.
4.. Applicant shall be aware that specific items of work are required to be
completed before the issuance of building permits.
5. Fencing design and location plans required by Condition 22(b) of Resolution
No. 31-86 shall be submitted for review and approval by Dublin Police Services.
6. The data and design criteria required by Condition 31 of Resolution No.
31-86 (expected truck length and turning radius criteria) shall be submitted.
7. The structural designs for soundwalls shall be submitted to the City for
review,and approval.
8. 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.
9. A grading permit shall be obtained prior to any grading to the site.
10. An encroachment permit is required for all work in the public right of,way.
11. The Covenants, Conditions, and Restrictions (CC & R's) required by
Condition 5 of Resolution No. 32-86 shall be submitted and reviewed prior to
occupancy of any units in this Village.
12. A plan which shows how roof drains will be connected to the sto~ drain
system, as required by Condition 6 of Resolution No. 32-86, sl~ be submitted for
review and approval. The minimum requirements shall be that roof drainage be piped
through the cur~ to the street.
13. Easements shall be submitted to the City Engineer as required by Condition
11 of Resolution No. 32-86.
A TT ACHMENT h
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A 87-118 Post California Partnership Ltd.
(Post Creek) CUP/SDR
14. Improvement plans, including drainage calculations, shall be submitted as
required by Condition 24 of Resolution No. 32-86.
15. A letter from Dublin San Ramon Services District (DSRSD) shall be provided
as required by Condition 30 of Resolution No. 32-86.
16. The soils report shall be supplemented by a report which addressed "the
liquefaction danger to buildings adjacent to Alamo Creek" as required by Condition
44(h) of Resolution No. 31-86.
LST/gr
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.,.,._._.... _~~_..~._...._~,_.~_..._--._._b_-...._....._~_..,,__.,
ALAMEDA COUNTY SHERIFF'S DEPARTMENT
From:
Det/Sgt D. A. DiFRANCO #534
Date: 9/9/87
To: Lt. SEVERINI
Subject:
Post Creek Development.
.
This is another phase in the Willow Creek development
and is located at::the extreme north end of the city
limits off Dougherty Rd. The proposed plan is for
multi unit apartment building.
The traffic impact study was done for all phases of
the total project and estimates a total of over
9000 auto use trips per day. The traffic from this
'project is included in thie figure.
From a patrol stand point this is a good project. The
'parking lots are drive through with no dead ends, for
ease of patrol. The access is limited from the street,
and the recreations area, which are sometimes the location
of problems, are visible from the main side street.
Lighting is sufficient for the project.
Width of the streets is not listed and this could be
a concern for fire and have an impact on parking lot
accidents.
The front doors of the apartments are located on
landings. and can not be easily seen .from the street.,.
Thed()ors.should.:he . of a pry resistant steel ,type ,with';.,
a peep hole.(Wideangl~);anddead.boILlocks~5'Secondary
. -' . ,~. . ,.,." .... -. _ ,,".., ,'~ . :'- '",> ;.",'., :--:-:' '-'.. -- y
security locks are recommended. on exterior' down stairs .':
windows:; .
".-", .... -;~;.. -.., ---
Type of exterior project fencing was not indicated. ;
'MI.-36 (REV.1-72)
City of Dublin .
January 30, 1986
The Villages at AlalJ10 Creek, File No. 85-041.1 & 041.2
, . ,,'. .", 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 os medium density residential.
The site area along the west boundary is designated os 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 AJ:I1ador Valley Boulevard and
Dougherty Road is designated .as medium-~igh 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 os follows:
,Residenti~I:' Medium D~nsity (6.1 to .14.0 units pe~ gross residential acre). The
range alloV{s duplex, townhouse; and garden apartment development suitable
for fa'mily living. ,.Except where mixed .'dwelling types are designated, unit
types and densities may besi!'l1ilar 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 Ter-
race (7.8), and Amador Lakes west of the Dougherty Hills (13.5). .
.. Residential: Medium-Hiqh Density 04.1 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 t.o
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 os 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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GENERAL PLAN
LAND USE DESIGNATIONS
I
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Resideritial
[=:J Single-Family Residential
,u....,....,.,--
~ ~~~Residential
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Medium-High Density Residential
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Commen:,ialllndustrial
IB RetaIl/Office
~ Retail/Office & Automotive
~~:~~ Business Park/Industrial
~ Business Park/Industrial.
Outdoor Storage .
. pubrlClSeml-PubliclOpen
E%:! Public/Semi-Public Faclity
~
~ ParkslReaeation
l~7=:: ~ Open Space; Stream Corridor
Circulation
~ ~ Street
E3 Colleclor Street
E::3 BART
E:3 Transportation Corridor
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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
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General Plan development policies for the site area north of Amador Valley Boule-
vard are as follows: " '" ':\'.' " , ,
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Site:
Acres: .' ,
Maximum Units:
General Plan
Residential Designations:
, , East of Dougherty Hills
79
1,105
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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 lIage I) dwelling units per acre for the ~ite 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 Village I does not include three-sto~y buildings or unde~
structure parking, as recommended by the General Plan designation.
Some of the lots as shown in the single-family village (Village VI) a~e 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.
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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, I 986
The Villages at Alamo Creek, File No. 85-041.1 & 041.2
Expanded Initial Study
Page 9
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2.1 RESIDENTIAL LAND USE
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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 Polley
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
'<J
Guiding Policy A. Avoid abrupt transitions between single family develop-
ment and higher density development on adjoining sites.
.~
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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, 1986
The Villages at Alamo Creek, File No. 85-041.1 & 041.2
Expanded Initial Study
Page 10
...,
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3.3 OPEN SPACE FOR OUTDOOR RECREATION
Guidinq Policies
A. Expand park area to serve new development.
Implementinq Policv
C. Acquire three five-acre neighborhood parks. .. (one) east of Dougherty
Hills as land is subdivided.
Guidinq 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.
Implementinq 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 (1-580,
1-680) or major arterial streets (Dublin Boulevard, Amador Valley Boulevard,
San Ramon Road, Village Parkway, Dougherty Road).
4.2 PUBLIC LANDS
Implementinq 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
Guidinq Policy
B. Support improved local transit as essential to a quality urban environment,
particularly for residents who do not drive.
Implementinq 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 Villages at Alamo Creek, File No. 85-041.1 & 041.2
Expanded Initial Study
Page II
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The proposed bus loop would start at San Ramon Road and Dublin Blvd., pro-
ceeding via Dublin Blvd., Hansen Drive, SiIvergate, 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
I-580, I-680, San Ramon Road and Dougherty Road were designated scenic routes
by Alameda County 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
L~
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.
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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 12
8.0 SEISM.IC 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
Implementinq 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
Implementinq 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, 1986
The Villages at Alamo Creek, File No. 85-041.1 & 041.2
.., Expanded Initial Study
Page 13
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2.2.3 Neighborhood 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
Village I. Village 1 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.
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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.)
,
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C. Mitigation
I. Increase density in Village I to a minimum of \4.1 dwelling units per acre.
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POST CREEK - COMPACTOR TRASH SERVICE QUESTIONNAIRE
Contacts supplied by Bill Ross (Post) on 11/24/87.
(Phone contacts made the same day.)
A. Ms. Nancy Leathers, Chief
Planning and Zoning, Fulton County
(404)586-4930
B. Mr. Tim White, Sanitation Inspector
Fulton County Health Department
(404) 572-2116
C. Mike Bruckner
Georgia Waste System
(404) 925-3571
The following questions were posed to each of the above individuals:
1. Which is considered a better trash service - compactor or standard group trash
enclosures?
A. Compactor/Individual
B. Compactor/Individual
C. Compactor/Individual
2. Why the preference?
A. Less severe problems than the alternate system. It is not yet
standard to use compactors throughout Atlanta, but they are common.
They work for Post because it's an extension of the upgrades they
provide on a complex-wide basis.
B. Advantages of compactor trash service -
Single unit, maintenance is easier
'Aesthetically more appealing
Fewer health problems exist
Spillage is minimized
Easier for trash service company to service
Appear to be more economical in the long run
Disadvantages of compactor trash service -
Not self-operating; dependent on a worker to operate
compactor
There are occasional occurrances of the hopper's filling up
(on weekends especially) between times that worker runs
compactor.
Rats sometimes can be a problem since the hopper is open.
Some leakage problems ("leakproof" is more like "leak
resistant")
Some users don't want garbage in their cars; they put bags
on cars, drive to the compacto~'and create a spill in the
facility.
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C. Front loaders are more labor-intensive and have greater potential
for property damage within a complex. Would assume the complex
maintenance personnel would strongly prefer use of compactors -
keeps everything at one place.
3. What types of complaints, if any, have been received regarding the use of
compactor trash service?
A. None known. (They wouldn't come to Leathers with operation of an
existing site.)
B. (See #2B above).
C. Not aware of any.
4. Are there any mosquito problems with trash compactor service?
A. None known.
B. None known. (Fulton County Health Dept. requires drainage to a
sanitary sewer hookup so areas, can occasionally be hosed down.)
C. None known.
5. Are there any rat problems with trash compactor service?
A. None known.
B. Can be problems if in an area where rats are present. Height of
the hopper opening may be a deterrent.
C. None known. Would assume there would be no more problem than the
front load containers.
6. Are there any other known health problems with compactor trash service?
A. None known.
B. None known.
C. None known.
7. Are there any known nuisance problems with compactor trash service (e. g.,
odor; flies)?
A. None known.
B. None known.
C. None known.
8. Is there any history of children playing in the compactors?
A. Post's complexes do not have a lot of children in them (due to
product type) in the Fulton County area.
B. Not aware of any liability problems or accidents - having compactor
controllled by a worker by means of a keyed operation is critical.
C. None known.
- 2 -
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9. Is there a tendency for the compactors to be out of service for extended
periods of time?
A. Don't know - but given Post's reputation, she doubts it as they're
careful to cater to their residents.
B. Not that he is aware of - only one he's aware of was an electrical
service problem at the time of initial use of one compactor.
C. Stringent preventive maintenance program is necessary to keep
compactors in operation.
10. Are tenants in the complexes with compactor trash service generally pleased
with its operation?
A. Don't know, but would expect sO.
B. Compactor preferred (White's personal experience was cited; he
lived in a complex where they changed over from traditional trash
enclosure service to compactor,.)
C. Would assume compactors would be the preferred.
cc: PA 87-118
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