HomeMy WebLinkAboutPC Reso 88-065 PA88-077 AhmansoRESOLUTION NO. 88 - 065
A RESOLUTION OF THE pLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW APPLICATION PA 88-077
AHMANSON DEVELOPMENT, INC. TRACT 5074, 69 SINGLE F~MILY UNITS
ON A 34 ACRE SITE
WHEREAS, Robert Ragle, representing Ahmanson Development, Inc.
property owners of Tract 8074, submitted an application for a Conditional Use
Permit to modify the approved grading plans and Conditions of Approval relating
to grading of Tract 507~ and an application for Site Development Review to
construct 69 single family detached homes (941-2776-36 through 62 and 941-
2777-1 through 53); and
W~EREAS, the Planning Commission held public bearings on the matter
at their regularly scheduled meeting on October 3, 1988 and November 7, 1988
and held a Field Trip Study Session to the project site on October 22, 1988;
and
W~EREAS, proper notice of the October 3, 1988, Planning Commission
bearing was Riven in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the Site
Development Review be approved subject to conditions; and
WHEREAS, the Planning Commission did hear and consider all said
reports and recommendations as herein above set forth; and
W~EREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a Negative
Declaration of Environmental Significance bas been prepared for this project as
it will not have a significant effect on the environment.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
1. The Site Development Review request is substantially consistent
with the intent and requirements set forth within the Conditions of Approval
covering this property specifically as set forth by Resolution No. 17-84 of the
Dublin City Council (PA 83-073; Tentative Map Extension), the Findings and
General Provisions for the 1478th Zoning Unit approved by Alameda County on
July 20, 1981, and Resolution No. 85-33 of the Dublin Planning Commission (PA
85-038; Conditional Use Permit) as amended by Resolution No. 88-064 of the
Dublin Planning Commission (PA 88-077 Ahmanson Development, Conditional Use
Permit).
2. The approval of the Site Development Review will be consistent with
the Dublin General Plan.
3. The proposed Site Development Review request will not have a
significant environmental impact.
4. The Site Development Review request is appropriate .for the subject
property in terms of being compatible to existing 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 in the City of Dublin.
5. The proposed Site Development Review request will not have
substantial adverse effects on health or ~afety or be substantially detrimental
to the public welfare, or be injurious td property or public improvements.
6. General site considerations, including site layout, orientation and
the location of buildings, vehicular access, circulation and parking, setbacks,
public safety and similar elements have been designed to provide a desirable
environment for the development.
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7. General architectural considerations including the character, scale
and quality of the design, the architectural relationship, with the site and
other buildings, building materials, colors and similar elements have been
incorporated in order to insure compatibility of this development with its
design concept and the character of adjacent buildings and uses.
8. General landscape considerations including the locations,
provisions 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.
9. 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 geological consultants'
recommendations are followed and the site is in a good location regarding
public services and facilities.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission finds
that Site Development Review PA 88-077 is an integral part of the Planned
Development (PD) Zoning of the subject property; and
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby approve Site Development Review FA 88-077 subject to the following
conditions:
CONDITIONS OF APRPOVAL:
Unless otherwise specified the followin~ conditions shall be complied with
prior to issuance of the buildinK or gradin~ permits. Each item is subject to
review and approval by the Flannin~ Department unless otherwise specified.
1. Except as specifically modified or elaborated upon by the conditions
listed below, site development of the 34 acre - 69 unit single family
residential/common open space Tract 5074 shall conform to the Conditions of
Approval established by Resolution No. 88-064 of the Dublin Planning Commission
approved on November 7, 1988, for PA 88-077, Ahmanson Development Tract 5074;
Conditional Use Permit. This approval supersedes previous Site Development
Review approvals for Tract 507~.
2. Development shall be generally consistent with the following items
labeled Exhibit A as modified by the Conditions of Approval on file with the
Dublin Planning Department:
a. Tract 5074 Site Development Plan consisting of 6 sheets, prepared
by Uilsey & Ham dated received by the Planning Department August 24,
1988.
b. Floor Plan and Elevations prepared by Bassenian/Lagoni Architects
dated received by the Planning Department July 25, 1988 (Floor Plans) and
August 19, 1988 (Elevations).
3. Unless otherwise stipulated in these Conditions of Approval or by
subsequently approved Site Development Reviews covering the lots in this
project, development of the single family residential lots in this project
shall conform to the following design criteria:
Front Setback 20' minimum
Rear Setback 20' minimum (with a 15' minimum clear
~ and level area from building to
adjoining top or toe of any
engineered slope area steeper than a
three-horizontal-to-one-vertical
ratio).
Sideyards 5' minimum and 15' aggregate minimum
(The minimum sideyard shall be
increased to a width of 6' to 8'
wherever feasible, and shall include
a 5' minimum width clear zone for
circulation and maintenance purposes
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adjoining the structure placed on
each lot which shall be clear and
level. Wherever feasible a 10' clear
and level zone, for possible future
vehicular access to rear yard areas
and for maintenance purposes
(exclusive of any 4' lift or drop
where front-to-rear split level units
are established), shall be provided
adjoining the structure placed on
each lot in this subdivision. This
10' clear and level zone shall be
provided along the sideyard adjoining
the garage wherever feasible).
Sideyard Setback 15' minimum
Except as specifically modified by the above listed design criteria, or as
established elsewhere in the Conditions of Approval for this project, the lots
Single Family Residential Combining District (with 7,000 square foot minimum
lot size'and 70' minimum average width) as regards both land use restrictions
and minimum/maximum development criteria.
4. The following lots are exempt from the 15' minim~un clear and level rear
yard setback requirement:
Block 2, Lot 17
Block 2, Lot 18
5. The Applicant shall provide rear yard decks for Block 3, Lots 6 and 7, in
lieu of providing the 15 foot minimum clear and level rear yard area. Said
decks shall be subject to review and approval of the Planning Department prior
to issuance of building permits for the units on said lots.
6. The Applicant shall modify the Site Development Plan for Tract 5074 to
eliminate the retaining walls and incorporate front to back split lots on the
following lots:
Block 2, Lot 1
Block 3, Lots 2
Block 3, Lot 10
Block 3, Lot 17
7. The Applicant shall eliminate the retaining wall on Block 3, Lot 22.
8. The Applicant shall reduce the height of the retaining wall to 1 foot
maximum on Block 3, Lot 21.
9. The Applicant shall apply for lot line adjustments for lots with lot
lines located within slope areas. Said lot lines shall be relocated two feet
in from the top of slopes prior to issuance of grading permits, subject to
review and approval of the Planning Director and Public Works Director.
10. Slope areas with a gradient steeper than three-horizontal-to-one-vertical
created in coDjunction with this project with the resultant slope height in
excess of seven (7) feet shall be planted with 15-gallon sized trees within
sixty (60) days of the site's rough grading. Planting ratios to be observed
for these areas shall be one tree per 1,000! square feet of slope area. In
addition to the trees required at rear and/or side slope areas, a minimum of
two on-site trees shall be provided by the developer along the frontage of the
lots established by this development. These trees shall be of a minimum size
of 15-gallons and shall be of a species determined acceptable by the Planning
Department. Trees in slope areas of individual lots and within the common open
areas shall be irrigated and shall be maintained by the developer until the
individual units are initially occupied and the ownership of the common open
areas is assumed by the Homeowner's Association of this project. Irrigation of
trees within individual lots shall be by separate irrigation systems to be the
responsibility of the future individual property owners.
11. The design, location and materials of all fencing, and of all retaining
walls installed by the developer, shall be subject to review and approval by
the Planning Director. Provision of common fences for all side and rear yards
shall be the responsibility of the developer. Fencing installed by the
developer at the bottom or top of slopes higher than ten feet, and/or fences of
rear yards with a high visibility from adjoining down slope areas, may be
designed with an open mesh material, subject to review and approval by the
Planning Director as regards location and material utilized.
12. Stem access areas into the common open space areas shall be graded to
accommodate vehicular entry. Final grading plans for these areas shall be
subject to review and approval by the Public Works Director, Dougherty Regional
Fire Authority and Dublin Police Department as regards maximum horizontal and
cross slopes. Provision of bollards and/or gated access entrys to these areas
from adjoining public streets shall be subject to review and approval by the
same three parties.
13. To the greatest degree feasible, the site grading and drainage
established shall be coordinated to provide smooth, uniform slopes and
integrated drainage systems with adjoining project subject to review and
approval of the Public Works Director.
14. The adjoining lands identified as the 3.5± acre common open space area -
Parcel "D" of Tentative Map 4859 shall he retained within the remaining,
unsubdivided portion of the Nielsen Ranch holding. Access to this area shall
be provided between Lots 15 and 16 of Block 3 - Tract 5074.
15. Project grading performed within 25 feet of the drip line of existing
on-site or off-site trees shall be addressed by a horticultural report and the
recommendations and findings of that report incorporated into the grading and
improvement plans of this project.
16. Prior to final inspection on any unit, the developer shall confer with .
the local postal authorities to determine the type of mail receptacles
necessary and provide a letter stating their satisfaction with the type of mail
service to be provided. Specific locations for such units shall be to the
satisfaction of the Postal Service.
17. Prior to the issuance of building permits, a detailed phasing plan shall
be submitted for review and approval by the Planning Director indicating
phasing of construction and installation of project structures, roads, drainage
improvements, improvements with common open areas and required landscaping and
irrigation improvements.
18. Signs established for project identification (as regards to number, size,
location, copy and design) shall be subject to review and approval by the
Planning Director prior to installation.
19. The Applicant shall comply with all applicable Dougherty Regional Fire
Authority requirements.
20. Prior to the issuance of building permits, the developer shall submit a
letter documenting that the ordinance requirements of the Fire Department have
been satisfied.
21. To apply for building and/or grading permits, the Developer shall submit
six (6) sets of construction plans and two (2) sets of Site Plans of each
individual lot within the subdivision to the Building Department for plan
check. Each set of plans shall have attached an annotated copy of the Final
Action Letter. The notations shall clearly indicate how all Conditions of
Approval wil~ be complied with. Construction plans will not be accepted
without the annotated Final Action Letter attached to each set of plans. The
Developer will be responsible for obtaining the approvals of all participating
non-city agencies prior to thc issuance of building permits.
PASSED, APPROVED AND ADOPTED 'this 7th day of November, 1988.
AYES: Commissioners Barnes, Burnham, Mack and Zika
NOES: None
ABSENT: None
Planning Director ~
Planning C ommis ~ ion~3~f~ e r s o n
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