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HomeMy WebLinkAbout01-010 DbRchAreaA-1SDR08-28-2001AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 28, 2001 SUBJECT: ATTACHMENTS: PUBLIC HEARING - PA 01-010 Toll Brothers -Dublin Ranch Areas A-1 Site Development Review. (Report Prepared by: Michael Porto, Planning Consultant) °I~ 1) Resolution Approving a Site Development Review for Area A-1, Tract 7136 Dublin Ranch Area A. 2) Area A-1 Submittal Package RECOMMENDATION: 1) Open public hearing and hear Staff presentation. 2) Take testimony from the Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolutions relating to PA 01-010 DESCRIPTION: The application is for a Site Development Review for the Areas A-1 Neighborhood within Dublin Ranch Area A. Area A-1 -Tract 7136 is comprised of 110 single-family homes on a minimum ]ot size of 10,000 sq. ft. There are approximately 38 acres within the boundary of this tentative map. BACKGROUND: This project is part of Dublin Ranch Area A comprised of 369+/- acres of mixed-use development including Single Family Residential, Open Space /Golf Course with appurtenant structures, and a Neighborhood Recreation Facility. The City Council, at their meeting of November 18, 1997, reviewed and approved a PD District Overlay Zone for Dublin Ranch Area A. The action designated the area for future residential and open space uses in a design similar to that represented by this application. At their meeting of July 25, 2000, the Planning Commission considered and approved Master Vesting Tentative Tract Map 7135, which created a subdivision for the over all land within Area A. At that same meeting, The Planning Commission considered and approved seven (7) individual vesting tentative tract maps for the subdivision of the individual lots. This current application is the next logical step in the development of the Area A-1 site in question. The applicant is requesting a Site Development Review approval for the residential units to be built on these subdivisions. Dublin Ranch Area Al is located west of Fallon Road and northerly of the existing L-5 subdivision. The project site is also easterly and northeasterly of the existing L-6 and L-1 neighborhoods in Dublin Ranch Phase COPIES TO: Applicant Property Owner PA File Project Manager ITEM NO. 1. The project site is completely surrounded by the "front nine" of the proposed Dublin Ranch Golf Course. Either open space or golf courses physically separate the homes from the above-described neighborhoods. Grading has occurred to create the proposed lots and streets. Action on this SDR by the Planning Commission will begin the process of allowing houses to be built on the graded lots. ANALYSIS: TRACT 7136- NEIGHBORHOOD A-1: Neighborhood A-1 is approximately 38.4 acres in size, with 110 single-family residential lots. This neighborhood is surrounded by the golf course on all sides. Fallon Road is just beyond golf course holes 1 and 2 to the east. The residential development is sited above the golf course so homes that orient to the course will be looking down to the various holes. The minimum lot size designated for this area by the Eastern Dublin Specific Plan is 10,000 sq. ft. A modified loop road and a series of internal through streets would provide access for the neighborhood. Tentative Tract Map 7136 was approved by the Planning Commission at their meeting of July 25, 2000, setting the location and sizes of the individual lots. The applicant, Toll Brothers is proposing 4 individual floor plans that vary in size, elevation and layout. A brief description of the basic elements of each unit type is provided below. PEAK NU. SQ.FT BED/BATt GARAGE STORIES 1 "Atherton" 4,967 5 bed-5 'h bath 3 split 2 2 "Carlsbad" 5,607 6 bed-6'/z bath 3 tum-in 2 3 "New Castle" 4,866 5 bed - 4 % bath 3 front-on 2 4 "Santa Barbara" 5,012 5 bed - 4 '/=bath 4 split 2 Each of the four floor plans has provisions for optional suites, bonus rooms, dens, librazies and bathrooms. All four plans include breakfast nooks and family rooms. There aze unique characteristics pertinent to each floor plan, which are described below. Floor Plans Plan 1: "Atherton;" This floor plan presents a three caz "front-on" gazage, however, the one car garage is physically sepazated from the 2-car garage by the units entry. A similaz plan was proposed and approved for the Toll Brothers A-6 Neighborhood. Unlike the A-6 Neighborhood, the unit is sufficiently wide enough to allow a large enough separation between the driveways to provide for guest parking in front of the unit. Each garage is treated in a similaz manner. The two-caz garage has a center post between the doors so the over all appearance is of three doors separated by the entry. There are no provisions for the one caz space to be converted to additional living area. A portion of the front facade incorporates aone-story element that reduces the massing of the structure. This house has both a main stair and a secondary stair to better sepazate uses. Plan 2: "Cazlsbad;" This plan incorporates atwo-car "front-on" and aone-car "swing-in" garage layout. There aze no proposed options for this floor plan. The entry is significantly reduced back from the font facade to provide a very formal feel. As the single story swing-in garage is a one story element, this portion of the home which is forward of the main structure is given aloes-key street element and will allow for a more vazied and interesting streetscape. Plan 3: "New Castle;" This unit is 60 feet wide which is significantly wider than any residential product currently being built in Dublin. Most units aze a maximum of 40 feet. This plan provides a 3-car front on 2 garage but, due to the width of the unit, a large portion of the home completes the front elevation. The front elevation is stepped proving shading and shadow interest with single story elements over portions of the garage and study. A unique feature of the garage portion of the plan is the varied roof forms and configurations of the third caz space. On two plans the third car space is to the outside of the structure and stepped forward of the main structure. One plan moves the gazage to the center of the structure and steps this element forwazd. The fourth elevation keeps all three garages in line but orients the single door towazd the center of the structure. A large central turret forms the focal point of the front fagade of this plan. Plan 4: "Santa Bazbaza" This is an entirely new housing style for Dublin. This plan provides afour-car garage. The gazages are physically split from each other with each two-caz element on opposite sides of a central driveway. Both gazages are single story elements and the front facade appears large because there is no appazent garage doors visible from the street. One garage blocks the other when seen from all but the sharpest angle. The front facade of this plan steps back from the front plane and further creates interest for the streetscape. Because of the size of the lots and the Developer's designs that spread across the lot, this development will appeaz to be that of asemi-custom home development. Setbacks between the houses are greater than in any other Dublin Ranch Neighborhood. Of the 110 total lots within this tract, the Plan 1 is plotted 25%, the Plan 2 is plotted 25 %, the Plan 3 is plotted 26% and the Plan 4 is plotted 24% of the time. With this dispersion of plans, combined with the offering of 4 elevations per plan (see description below), the overall street pattern should be very unique and varied creating a pleasing street scene and unique development. Elevations There are two architectural firms providing floor plans and elevations for this product. LSA Architecture, Inc. is providing 3 floor plans and Hale Hunt Jones Architects are providing one floor plan. The architects aze each proposing 4 different architectural styles. Each floor plan type will receive a114 of the of the general elevation options. The three floor plans prepared by LSA incorporate 4 architectural styles: Federal, Provincial, Manor, and New England. The Hunt Hale Jones elevations are only labeled A, B, C and D (American Colonial, American Traditional, Manor and Mediterranean). The introduction of the second azchitect and the subtle differences of the architectural styles between the two designers should serve to diversify the product even further. American Federal: This architectural style incorporates brick masonry, lap siding on all four sides, wood shutters, formal entry columns and flat concrete the roofs as primary exterior materials. full wood wraps of horizontal siding with brick wainscoting and shutter accents. Roof pitches range between 6:12 to 10:12 and generally run from front to back. Gabled end elements with vents, dormers or windows are used to punctuate azchitectural features and wood framed porches and balconies further define this architectural style. New England. The New England architectural style is comprised of traditional east coast features such as lap siding on all four sides, square entry columns, arched top windows, wood shutters, dormer windows, pot shelves and heavy fascias. Roof pitches are again 6:12 to 10:12 and are comprised or either hip or gable elements. Second floor porches and balconies aze also important focal elements. Manor: Stone and plaster exterior walls, shaped plaster trim and arched top window characterize the Manor Architectural style. A raised concrete the roof and heavy building base further define this style. Provincial: Similar to the French and Italian Mediterranean architectural style, the Provincial elevations incorporate low pitch hipped roofs, earth toned "S" shaped concrete tiles, plaster walls with horizontal reveals and trim accents, arched windows and heavily ornamented and impressive entries. Classical columns aze generally found somewhere on the front elevation as well as shade and shadow niches. New Castle Plan 3: As this plan was designed by a separate azchitect (Hunt Hale Jones), the nomenclature of architectural styles is slightly different than those for the plans designed by LSA. There names for the architectural styles are American Colonial, American Traditional, Manor and Mediterranean. The Manor and Mediterranean styles are fairly well defined above and incorporate many similar features. The American Colonial correlates to the New England elevations and the American Traditional elevations aze in keeping with the Federal design of the other design firm. Colors The applicant is proposing 20 different color schemes for each of the architectural elevations. The color schemes aze intended to complement the roof types and accent materials. Flat the roof with brick accents will have 6 available color options, flat the with stone accents will also have 6 color options and the "s"the roof and all stucco plans will have 8 optional color schemes. These colors are similaz to the existing colors on Toll Brothers Emerald Glen product on Site 10 of the Santa Rita Properties. When these color schemes aze combined with the 4 elevation styles and the four floor plans, the overall elements of the project should be unique and pleasing. Landscaping and Fencing Both the front yard landscaping and fencing details are governed by the previously approved Site Development Review granted by the Planning Commission at their meeting of July 25, 2000. Generally, where lots abut either the golf course or permanent open space either a view fence (wrought iron) or a combination of wrought iron and a low wall aze to be implemented. No solid walls aze proposed anywhere in this subdivision. Two and three rail fences will be used adjacent to open space corridors and wrought iron fencing will be used to block access from the residential neighborhoods to the golf course. Standard six-foot wooden good neighbor fences will be used between lots and along the interior streets. Gated Entries: As a part of the previously approved Site Development Review for the overall designs for Area, this neighborhood was proposed with the possibility for gated entries. The applicant is proposing gated entry points at both entries to the subdivision. The geometric and visual design of both of these gated entries was included in the previous approval. Given the size of the lots (over 10,000 sq. ft.) and the size of the homes (average 5,000 sq. ft.), it would seem that gated entries would enhance the overall design concept for Area A-1. The access roads do not link with any other neighborhood and there is no need for the general public and homeowners other than those in the A-1 Neighborhood CONCLUSIONS: The area that comprises the Area A-1 Neighborhood is physically divided from the remainder of the golf course neighborhoods by the Golf Course itself thereby creating a unique environment unto itself. The applicant has provided a lazger home on lazger lots with greater setbacks. Front facades will be regal and impressive with a significant level of architectural detailing. Side and rear elevations incorporate some of the finer points of the front elevations especially when viewed from the adjacent golf course. Common architectural elements, materials and massing will also serve to connect the homes while creating a more formal and lighter look 4 compazed to the more Spanish feel of Dublin Ranch Phase 1. This proposed product would provide an opportunity to add a new look to the Dublin Ranch community by introducing more traditional architectural design and a feeling or an upscale neighborhood. The overall design for this neighborhood will complement and accentuate the housing stock in Dublin and should be viewed as the "premier" neighborhood for Area A. This neighborhood should blend well with the houses currently being built, and will be visually pleasing from the off site views and from within the neighborhoods themselves. GENERAL INFORMATION APPLICANT: Bill Momson Toll Brothers 100 Park Place, Suite 140 San Ramon, CA 94587 OWNER: John Paynter, Asst. Vice President Toll Brothers CA II, L.P. 100 Pazk Place, Suite 140 San Ramon, CA 94587 LOCATION: East of Tassajara Road adjacent to the future Fallon Road extension, approximately 4,500 feet north of I-580 ASSESSOR PARCEL: Portions of the following pazcels: 985-2-3, 985-3-3-2, 985-7-2-15, 985-7-2-6, 985-7- 2-7,985-7-2-9,985-6-7, 985-6-8. GENERAL PLAN DESIGNATION: Single Family Residential (0.9 to 6.0 du/ac) and open space SPECIFIC PLAN DESIGNATION: Single Family Residential (0.9 to 6.0 du/ac) EXISTING ZONING AND LAND USE: Zoning: Single Family Residential Planned Development and Open Space Land Use: Vacant A:pcstfiptaug28 6 RESOLUTION NO.OI - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 01-010 SUBDIVISION 7136 (NEIGHBOHOOD A-1, DUBLIN RANCH AREA A) AS FILED BY MAC KAY & SOMPS ON BEHALF OF TOLL CA II, L.P. WHEREAS, Jon Paynter on behalf of Toll CA, L.P. has requested approval of a Site Development Review for Subdivision 7136, Neighborhood A-1 of Dublin Ranch Area A to develop 110 residential lots and open space/landscape parcels in the Eastern Dublin Specific Planning area; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Community Development Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section 15182, the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993 and August 22, 1994 (the "EIR"); and WHEREAS, the Planning Commission did hold a public hearing on said application on August 28, 2001; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a staff report was submitted recommending that the Planning Commission approve the Site Design Review, subject to conditions; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application (PA01-010), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Development Plan for the project, which allows for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. ATTAC~~MENT 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similaz elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with azchitectural considerations (including the character, scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among the design of this project, the chazacter of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similaz elements previously approved) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Site Development Review for PA 01-010 subject to the following Conditions of Approval. CONDITIONS OF APPROVAL: Unless stated otherwise all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: f ADM} Administration/City Attorney, jB} Building division of the Community Development Department fDSR} Dublin San Ramon Services District ~F} Alameda County Fire Department/City of Dublin Fire Prevention fFIN} Finance Department ~PLI Planning division of the Community Development Department (PO} Police, DPW} Public Works Department. NO. CONDITION TEXT RESP. AGENCY WHEN REQ'D Prior to: APPLICANT COMMENTS GENERAL CONDITIONS 1. Approval. PA 01-010, Neighborhood A-1 Dublin PL, PW Approval of N/A Ranch Area, Tract 7136 is approved to develop 110 any plan single family detached homes, open space and landscape pazcels. This approval shall conform generally to the plans, text, and illustrations contained in the applicant's application package dated received August 23, 2001 as prepazed by MacKay and Somps (Engineers), LSA Architecture and Hale Hunt Jones Architects (Architect), and all NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: other plans, texts and diagrams submitted as part of the subdivision proposal unless modified by the Conditions of Approval contained herein all of which are on file in the Community Development Department. 2. Fees. Applicant/Developer shall pay all applicable Various Various times, 31-33, 47, 266 fees in effect at the time of building permit issuance, but no later MM Matrix including, but not limited to, Planning fees, Building than Issuance fees, Dublin San Ramon Services District fees, Public of Building Facilities fees, Dublin Unified School District School Permits Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Un-issued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 3. Previous Approvals. All conditions contained in Various Various Times N/A Planning Commission Resolution No.00-42, approving the tentative tract map are hereby incorporated by reference. 4. Required Permits. Applicant/Developer shall obtain Various Various times, Standard all necessary permits required by other agencies and but no later shall submit copies of the permits to the Department than Issuance of Public Works. of Building Permits 5. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 6. Standard Conditions. The project shall comply PL, B Through Standard with the City of Dublin Site Development Review Completion Standard Conditions attached thereto as Exhibit A. 7. House Numbers List. ApplicanllDeveloper shall PL Issuance of COA submit a house numbers list corresponding lots Building shown on the Tentative Map. Said list is subject to Permits approval of the Director of Community Development. 8. Term. Approval of the Site Development Review PL Approval of Standard shall be valid for one year from approval by the Improvement Planning Commission. If construction has not Plans commenced by that time, this approval shall be null NO. ' CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 9. Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Code Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 10. Air Conditioning Units -Air conditioning units and B, PL Occupancy of COA ventilation ducts shall be screened from public view Unit with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non- movable materials to be approved by the Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. 11. Automatic Garage Door Openers -Automatic B, PL Occupancy of COA garage door openers shall be provided for all Unit dwelling units and shall be of a roll-up type. Gazage doors shall not intrude into the public right-of--way. WALLS AND FENCING 12. Interior walls and Fences. All walls and fences PL Occupancy of COA shall conform to Section 8.72.080 of the Zoning Unit Ordinance unless otherwise required by this resolution. Construction/installation of common/shazed fences or walls for all side and rear yards shall be the responsibility of Applicant/Developer. Construction shall consist of solid wood fences and masonry walls as shown on preliminary landscape plan. 13. Wall or Fence Heights. All wall or fence heights PW Approval of shall be 6 feet high (except in those locations where Improvement Section 8.72.080 of the Zoning Ordinance requires Plans lower fence heights and where an 8-foot sound NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: attenuation wall is required). All walls and fences shall be designed to ensure cleaz vision at all street intersections to the satisfaction of the Director of Public Works. 14. Level area on both sides of fence. Fencing placed PW, PL Issuance of at the top of bazilcs/slopes shall be provided with a Grading minimum one-foot level area on both sides in order to Permits facilitate maintenance by the property owners. 15. Recreational Vehicle Parking. Recreation vehicle On-going Municipal (as defined in the Dublin Zoning Ordinance) parking Code shall be prohibited on public streets. Reference shall be noted in appropriate CC&R's. POLICE. 16. Residential Security. The project shall comply with PL, B Occupancy of Standazd the City of Dublin Residential Security Requirements Units and the Conditions of Approval for the Vesting Tentative Map. LANDSCAPING... 17. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA Applicant/Developer shall submit a Final Building Landscaping and Irrigation Plan, conforming to the Permits requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise modified by Conditions i of this Resolution), stamped and approved by the Director of Public Works and the Director of Community Development. Plans must reflect any project design revisions approved for subsequent Site Plans, Vesting Tentative Map or stream restoration program. 18. Final Landscape Plan Review. The plant palette PL Issuance of COA varieties shall be shall be subject to review and Building approval of the Director of Community Development Permits and reviewed by the City's Landscape Architect to determine compatibility with reclaimed water use, where appropriate. An irrigation plan shall be submitted with Final Landscape Plans indicating that the system is designed for reclaimed water, where required by DSRSD. 19. Landscaping required All front yazds and common PL Within 90 days COA areas shall be landscaped by the builder or of Occupancy homeowner within 90 days of occupancy of each unit, unless prohibited by seasonal/weather problems. NO. CONDITION TEXT RE5P. WHEN APPLICANT ' AGENCY REQ'D COMMENTS Prior to: 20. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW Standard gallon size shall be planted along all street frontages Building as shown on the Landscape Plan. Exact tree locations Pennits and varieties shall be reviewed and approved by the Director of Community Development. Trees planted within, or adjacent to, sidewalks or curbs shall be submitted to the Department of Community Development for review and approval by the Director of Community Development and the Director of Public Works to determine the need for root shields. 21. Fire-resistant or drought tolerant plant varieties. PL, F Issuance of COA Fire-resistant or drought tolerant plant vazieties shall Building be required in the plant palette. Permits 22. Monument Signs. Design of any monument signs PL, PW Completion of COA within the development shall be approved by the Improvements Director of Community Development to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 23. Baclcflow Devises. Backflow devises shall be hidden PL Issuance of Standazd from view by means of fencing, enclosures, Grading landscaping and/or berms. Permits 24. Water Efficient Landscape Regulations. PL, PW, Approval of Standard Applicant/Developer shall ensure that the Final DSR Final Landscaping and Irrigation Plan conforms to the Landscape City's Water Efficient Landscape Regulations, Plans including dual piping to facilitate future recycled water. STANDARDS 25. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standazd approval allowing occupancy of any new home, the Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standazds including, but not limited to the following: a. The streets providing access to the home shall PL Occupancy of Standazd be complete to allow for safe traffic movements Unit to and from the home. b. All traffic striping and control signing on streets PW Occupancy of Standazd providing access to the home shall be in place. Unit c. All street name signs on streets providing PL Occupancy of Standazd access to the homes shall be in place. Unit d. All streetlights on streets providing access to PW Occupancy of Standard the homes shall be energized and functioning. Unit NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: e. All repairs to the street, curb, gutter, and PW Occupancy of Standazd sidewalk that may create a hazard shall be Unit required or any non-hazazdous repairs shall be complete and bonded for. £ The homes shall have a backlighted illuminated PL Occupancy of Standard house number. Unit g. The lot shall be finish graded, and final grading B Occupancy of Standard inspection shall have been approved by the Unit Building Department. h. All sewer clean-outs, water meter boxes, and PW Occupancy of Standard other utility boxes shall be set to grade to the Unit approval of the Director of Public Works. i. The homes shall have received all necessary B Occupancy of Standazd inspections and have final approval by the Unit Building Department to allow occupancy. j. All fire hydrants in streets providing access to F Occupancy of Standard the homes shall be operable to City and ACFD Unit standards. k. All streets providing access to the homes shall PW, F Occupancy of Standard be improved to an adequate width and manner Unit to allow for fire engine circulation to the approval of the Director of Public Works and ACFD. 1. All mailbox units shall be at the back of the PL Occupancy of Standazd curb/sidewalk as appropriate. The developer Unit shall submit a mailbox design and location plan ~ to indicate where mailboxes and associated lighting will be accommodated. The Postmaster shall be consulted for design criteria. Architectural enhancements should be provided to community mailboxes where visible from the project streets. m. Exterior lighting shall be provided for dwelling PL Occupancy of Standard entrances and shall be of a design and Unit placement so as not to cause glaze onto adjoining properties. n. Lighting used after daylight hours shall be PL, PO, B Occupancy of Standazd adequate to provide for security needs. Unit (Photometrics and lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: Phased Occupancy Plan 26. Phased Occupancy Plan. If occupancy is requested PL, B Prior to to occur in phases, then all physical improvements Occupancy for within each phase shall be required to be completed any affected prior to occupancy of units within that phase except unit. for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development for review and approval a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each phase, and shall substantially conform to the intent and purpose of the. subdivision approval. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 27. Acknowledgment. ApplicanllDeveloper shall obtain PL, ADM, Sale of any a written acknowledgment (secured from the B unit within a individual property owner) acknowledging the phase continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phased occupancy plan, and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to NO. CONDITION TEXT RE5P. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: release of occupancy of any future units and/or future phases. PLOTTING 28. Plot Plan. A plot plan for each single family PL Issuance of Standard COA residential lot shall be submitted and approved by the Building Director of Community Development before approval Permits of building permits for the respective lot. Said plot plan shall include pad elevations, unit number and type as well as elevation scheme, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. 29. Plotting Plans -Plotting Plans for each phase of the PL, PW Issuance of Standard COA project shall be submitted by the Developer to the Building Department of Community Development for Permits approval by the Director of Community Development, and Director of Public Works prior to submitting for building permits in each respective phase. ARCHITECTURE 30. Residential Units shall comply with the azchitectural drawings submitted by LSA Architecture, Inc. and Hunt Hale Jones Architects, dated received August 23, 2001, and shall generally conform to the colors and materials presented to the Planning Commission, on file in the City of Dublin Department of Community Development. DISCLOSURES 31. Disclosure. All residents shall be notified of the PW Sale of any COA restrictions for parking on streets within the unit within a subdivision. No Parking azeas, as established with phase the improvement plans, towing, and other traffic safety regulations shall be described. Additional parking restrictions (e.g.: red curb areas) maybe applied in the future if traffic safety or circulation problems azise. 32. Disclosure. At the time of sale of lots within the Sale of any PW 3/19/98 project, all residents shall be notified of the special unit within a standards for this development regarding yard phase setbacks for accessory structures. 34. Fees. Applicant/Developer shall pay all applicable PW, PL Finaling 31-33, 47, 266 fees in effect at the time of building permit issuance, Building MM Matrix including, but not limited to, Planning fees, Building Permits fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Un-issued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair shaze of the new or revised fees. 35. Parkland Dedication -The developer shall be PL Addressed in 13 required to pay a Public Facilities Fee in the amounts Development MM Matrix/ and at the times set forth in City of Dublin Resolution Agreement Pazks letter No. 32-96, adopted by the City Council on Mazch 26, dated 2/26/98 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. No credit against the dedication requirement shall be given for open space within this project. 36. Compliance With Requirements. F, PW, Approval of Standard Applicant/Developer shall comply with all applicable PO, Zone Improvement requirements of the Alameda County Fire 7, DSR, Plans Department, Public Works Department, Dublin PL Police Service, Alameda County Flood Control District Zone 7, and Dublin San Ramon Services District as referenced in Resolution 00-042 approving the Tentative Tract Map. 37. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit six (6) sets of Building construction plans to the Building Department for Permits plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. PUBLIC WORKS CQNDITIONS' 38. Decorative Street Lights. Applicant/Developer PW Completed shall install streetlight per the approved decorative before streetlights approved under Site Development installation of Review PA 99-060, Dublin Ranch Area A except that the light poles 10 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: the poles shall be painted metal. A street lighting plan, which demonstrates compliance with this condition shall be submitted prior to installation of any street, lights ins the tract and shall be subject to review and approval of the Director of Public Works. 39. Gated Entries. Applicant/Developer shall provide a PW, P, Prior to the detailed plan for the gated access points at Turnbeny ACFD, issuance of Drive and Kingsmill Terrace. These plans shall be a DPD permits to scale sufficient to determine any turning movements construct and the methods of operation for the call boxes and improvements the gates. This plan shall conform to Alameda County Fire and Dublin Police requirements for access at gated entries. 40. Addressing plan: A precise addressing plan shall be PW, B, P Prior to the prepared and submitted for review in accordance with issuance of the City/County grid system. Building Permits. PASSED, APPROVED AND ADOPTED this 23rd day of August 2001. AYES: Cm. NOES: ABSENT: Planning Commission Chairperson ATTF,ST: Community Development Director A:resA-Isdr 11 Public Works Conditions of Approval CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Attachment "A" Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List". 2. An encroachment permit shall be secured from the Director of Public Works for any work done within the public right-of--way where the work is not covered under the public improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a Caltrans right-of-way or that impacts their facilities. 3. ApplicanUDeveloper is responsible for the construction site and construction safety at all times. 4. Construction of the project shall be conducted so as to minimize the effect of the construction on the existing community and on the occupants of any new homes as they are completed, as required by the Environmental Impact Report. Applicant/Developer shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: a) Offsite truck traffic shall be routed as directly as practical between the freeway (I-580) and the job site, and as approved by the Director of Public Works. b) Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. c) The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded azeas and material to be transported offsite. Recycled or other non-potable water resources shall be used where feasible. d) Construction equipment shall not be left idling while not in use. e) All construction equipment shall be fitted with noise muffling devises. f) Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. g) Mud and dust that aze carried onto street surfaces by construction vehicles shall be cleaned up on a daily basis. G:\PAH\2000\00-034\pw std coa.doc Public Works Conditions of Approval h) Excavation haul trucks shall use tarpaulins or other effective covers. i) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. j) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. k) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. 1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. All inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust. 3. Onsite vehicle speeds shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. 5. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. m) Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Limiting lane closures and detours to off-peak travel periods. 4. Providing ride-share incentives for contractor and subcontractor personnel. n) Emissions control of onsite equipment shall be minimized through a routine mandatory program oflow-emissions tune-ups. o) During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 5. Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which addresses the repair of any damaged portions of County roads, and/or contribution to future overlay projects. 6. Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 2 G:\PA#\2000\00-034\pw std coa.doc Public Works Conditions of Approval 7. Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 8. Applicant/ Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: a) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. c) During rough grading the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 9. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological survey of the project site (Preconstruction Survey). The Preconstruction Survey shall be prepared by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. ApplicanUDeveloper shall be responsible for the cost of the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. Applicant/Developer shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstruction Survey or during project construction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. BONDS, SECURITIES & AGREEMENTS: 11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (50% of improvement costs) securities and a cash monumentation bond to guarantee 3 G:\PAk\2000\00-034\pw std coa.doc Public Works Conditions of Approval the installation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits. 12. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. The Development Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map shall expire at the standazd time of two and one half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an eazlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 13. Applicant/Developer shall enter into an Improvement Agreement with the City for all project improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing onsite and offsite project improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 14. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guazantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public Works as necessary to insure restoration of the site to a stable and erosion- resistant state if the project is terminated prematurely. 15. Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities by the City: a) All improvements and landscaping shall be installed as per the approved Improvement Plans and Specifications. b) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a declaration by the Project Landscape Architect that all work was done under his/her supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works. c) Photo mylazs and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within t 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. 4 G:\PAk\2000\00-034\pw std coa.doc Public Works Conditions of Approval f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall be submitted to the City for City mapping purposes. 16. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of the value of the Performance security. The Maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 17. The Labor and Materials bond or security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. 18. Applicant/Developer, and any parties or individuals granted rights-of--entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal boazd, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Pazcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standazd City title block and formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylazs with three sets of blue prints must be submitted to the City. 20. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the project property and copies of the deeds and the Fina] Maps or Parcel Maps for adjoining properties and easements which aze no more than 6 months old as of the date of submittal shall be submitted as deemed necessary by the Director of Public Works. 21. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right of ways. 22. Layout and design of the project pazking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standazd plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. 5 G:\PA#\2000\00-034\pw std coa.doc Public Works Conditions of Approval 23. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standazds and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. 24. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Pazking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 25. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 26. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically approved by the Director of Public Works. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. Applicant/Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. 29. The boundary of parcels and the exterior boundazy of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmazks shall be established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works. 30. Applicant/Developer shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. 32. Applicant/Developer shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. 6 G:\PAtJ\2000\00-034\pw s[d coa.doc Public Works Conditions of Approval 33. Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. 34. Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. Applicant/Developer shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 35. Applicant/Developer shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) prior to issuance of grading permits and to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available. 36. Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence/building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 38. All transmission lines shall be constructed away from sensitive azeas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Pazcel Map. These easements shall allow for vehicular and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common azeas prior to occupancy of affected units. The plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public Works Department. 42. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable G:\PAtI\2000\00-034\pw s[d coa.doc Public Works Conditions of Approval water connection prior to occupancy of any building. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain improvements of the project for review and approval by the Director of Public Works prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 44. For all storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public Works. 45. Applicant/Developer shall provide an access road and turn-around and maintenance easement for access to all storm drainage detention facilities and trash racks. 46. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that aze necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. 47. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 48. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 49. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the capacity of a 15 yeaz storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage azea greater than 5 square miles shall be designed to meet the capacity of a 100 yeaz storm. 50. All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 51. No buildings or other structures shall be constructed within a storm drain easement. 52. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall dischazge into an approved drainage facility, not onto slopes. 53. ApplicanUDeveloper shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works shall determine which requirements shall apply. 8 G:\PAtI\2000\00-034\pw std coa.doc Public Works Conditions of Approval 54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fences/walls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. 55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 56. All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 57. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surchazge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the Applicant/Developer or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. 58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level azea on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted and approved by the Director of Public Works. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazazds of land slippage, erosion, settlement, and seismic activity. 61. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for review and approval by the City prior to issuance of grading permit, and (as a minimum) 9 G:\PAtI\2000\00-034\pw std coa.doc Public Works Conditions of Approval shall design the grading plan based on the recommendations outlined in said report, and as required by the City's Grading Ordinance. 62. Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period shall be prepared by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/Developei sresponsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. 63. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and routes of travel for the Director of Public Work's approval. 64. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape azeas. 65. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished elevation above the 100-year flood level. Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of grading permits. 66. Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits. 67. Applicant/Developer shall not change the overall drainage patterns of the existing topography by the grading construction of this project. 68. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system or adjacent landowner shall grant a drainage easement. 69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved by the Director of Public Works. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public azeas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. i0 G:\PA#\2000\00-034\pw std coa.doc Public Works Conditions of Approval TRAFFIC AND CIRCULATION: 70. Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works prior to occupancy of any building. 72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastem Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 73. All construction traffic and parking may be subject to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non- project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standazds of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign/naming plan for the internal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES (GENERAL): 76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance azea has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan. G:\PA#\2000\00-034\pw std coa.doc Public Works Conditions of Approval 78. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 81. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 82. Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before sweeping. 83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 84. Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. 85. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not dischazge wash water into street gutters or drains. 86. ApplicanUDeveloper shall minimize the removal of natural vegetation or groundcover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works and implemented by the contractor. 12 G:\PA#\2000\00-034\pw std coa.doc Public Works Conditions of Approval 87. The project improvement plans shall include storm water pollution prevention measures for the operation and maintenance of the project and shall be reviewed and approved by the Director of Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. 88. Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all stone water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 89. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stonnwater runoff When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT): 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 95. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain 13 G:\PA#\2000\00-034\pw std coa.doc Public Works Conditions of Approval system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 96. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works. 97. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Dischazges to the sanitary sewer aze subject to the review, approval and conditions of the DSRSD. 98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works for review and approval prior to the issuance of any building permits. 99. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the azea. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections aze subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections aze subject to the review, approval, and conditions of the DSRSD. 101. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash azeas should be limited to azeas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash azea. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 102. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing azeas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing area. 14 G:\PA#\2000\00-034\pw s[d coa.doc Public Works Conditions of Approval 103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents run-on of storm water to the extent practicable. The fuel dispensing area is defined as extending a minimum of 6.5 feet from the comer of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less. 104. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no dischazge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. 105. All loading dock areas must be designed to minimize "run-on" or runoff from the azea. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. 106. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Pazcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. 15 G:\PAk\2000\00-034\pw std coa.doc Dublin Ranch Area A Tract 736 - Neighborhood A7 ~, ._r , J Tall CA ll, L.R Submittal Application Augusf 23, 200? SITE DEVELOPMENT REVIEW Table of Contents Dublin Ranch Area A Neighborhood Al Tract 7136 - Application Forms Planning Application Form Initial Study -Environmental Information Form, Part 1 Project Description Site Development Review Drawing Reductions Index Sheet - Site Development Review Illustrative Site Plan Fencing Plan - Architectural Streetscape Architecture Plans The Atherton (Plan 1) First Floor Plan Second Floor Plan _ "Federal" & "Provincial" Front Elevations "Manor" & "New England" Front Elevations "Federal" Roof Plans and Reaz & Side Elevations _ "Provincial" Roof Plans and Rear & Side Elevations "Manor" Roof Plans and Rear & Side Elevations "New England" Roof Plans and Reaz & Side Elevations _ The Carlsbad Floor Plans "Federal" & "Provincial" Front Elevations _ "Manor" & "New England" Front Elevations "Federal" Roof Plans and Rear & Side Elevations "Provincial" Roof Plans and Reaz & Side Elevations "Manor" Roof Plans and Rear & Side Elevations "New England" Roof Plans and Rear & Side Elevations The New Castle - Main & Upper Floor Plan Plan A Main & Upper Floor Plan Plan B Main & Upper Floor Plan Plan C - Main & Upper Floor Plan Plan D Front Elevations Plan A-D Side & Rear Elevations Plan A at~d B - Side & Reaz Elevations Plan C and D The Santa Barbara First Floor Plan - Second Floor Plan "Federal" & "Provincial" Front Elevations "Manor" & "New England" Front Elevations "Federal" Roof Plans and Rear & Side Elevations "Provincial" Roof Plans and Rear & Side Elevations "Manor" Roof Plans and Reaz & Side Elevations "New England" Roof Plans and Rear & Side Elevations Atherton, Cazlsbad and Santa Bazbara Deck Option CITY OF DUBLIN PLANNING APPLICATION FORM NOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of application must be completed. Some of the items listed might not apply to your specific application. Please print or type legibly. Attach additional sheets, if necessary. I. TYPE OF APPLICATION: Administrative Conditional Use Permit [ACUP] Conditional Use Permit [CUP] x Site Development Review [SDR] Variance [VAR] Vesting Tentative Subdivision Map [T MAP] II. GENERAL DATA Sign/Site Development Review [SIGN/SDR] Master Sign Program [MSP/SDR] Planned Development Rezone [PD REZ] Rezone [REZ] General/Specific Plan Amendment [GPA] A. Address/Location of Property: East of Tassaj_ara Road adjacent to the future Fallon Road Extension apvroximate_y 4 500 feet north of I-580 in Dublin, California B. Assessor Parcel Number: Portions of the following~arcels: 985-2-3, 985-3-3-2, 985-6-7&8, 985-7-2-6,7,9&15 C. Site Area: 38± acres. D. Zoning: See attached E. General Plan Designation: See attached F. Existing/Proposed Use of Property: See attached G. Existing Use of Surrounding Properties: See attached III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT - A. PROPERTY OWNER: In signing this application, I, as Property Owner, certify that I have full legal capacity to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding. I agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period. 1 further - certify that the information and exhibits submitted are true and correct. Note: Atl Property Owners must sign if property is jointly owned) _ Name: Jon Pavnter Capacity: Asst. Vice President Company: Toll CA II. L.P. Phone: (925)855-0220 Address: 100 Park Place. Ste 140 Fax: (925) 855-9927 _ San Ramon CA 94587 Signature: 9 Uate: - B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, 1, as Applicant, certify that I lurve obtained written authorization from the property owner and have attached separate documentation showing my full legal capacity to file this application. I agree to be bound by the conditions of approval, subject only to the right to _ object at the hearings or during the appeal period. I further cert~ that the information and exhibits submitted are true and correct. Name: Company: Address: Signature:. ATTACHMENT Capacity: Phone: Fax: Date: PI-ANAPP-Al.doc - City of Dublin Planning Application Form Continued II. B. Existing zoning district is PD Single Family Residential (PA 96-038). E. Existing General Plan designation is Low Density Residential - F. Existing property use is vacant land. The proposed use is single family residential G. Existing uses of surrounding properties include single family residential (Phase 1 of Dublin Ranch), rural residential, vacant land and cattle grazing. PLANAPP-Ai.doc Application Name: Dublin Ranch Area A, 7136 (Al) Initial Study _ (ENVIRONMENTAL INFORMATION FORM -PART 1) _ (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: Aari18, 2001 _ GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: _ Jon Pavnter. Asst. Vice President Toll CA II, L.P. 100 Park Place Suite 140, San Ramon CA 94587 2. Address of Project: East of Tassaiara Road adjacent to the future Fallon Road Extension approximately 4500 feet north of I-580 in Dublin, California 3. Name, address and telephone number of person to be contacted concerning this _ project: Jon Pavnter, Asst. Vice President David Beauore - 4. List and describe any other related permits and other public approvals required for this project, including those required for this project, including those required by city, regional, state and federal agencies: NPDES (construction) aermit: and Utility Service from DSRSD 5. Existing Zoning District: PD Single Family Residential and PD Ooen Space (9251855-0260 (925)225-0690 - 6. Description of Project: (Include site area, uses, size and number of buildings, parking, number of dwelling units, scheduling, and any other information necessary or helpful to understand project. This attached description must be _ complete and accurate. Exhibits or photographs should be identified and attached.) The area within Dublin Ranch known as "Area A" is comprised of 369± acres with a mix of single family residential neighborhoods and open space. The open space is a combination of an 18 hole golf course which is comprised of 192.9 acres, and portions of a stream corridor that is planned to run throughout the Dublin Ranch project. A recreation facility owned and maintained by a home owners association is also included which consist of a small building approximate)y 1,486 S.F. to support the swimming and tennis facilities. The remainder of the land is residential neighborhoods which contain varying lot sizes with a total of 562 single-family residential lots. Area A consist of seven different neighborhoods including: Tract 7136 (Al) with 110-10,000 S.F. lots on 38.4 acres; Tract 7137 (A2) with 50-5,000 S.F. lots on 9.3 acres; Tract 7138 (A3) with 84-5,000 S.F. lots on 15.0 acres; Tract 7139 (A4) with 54-8,000 S.F. lots on 14.8 acres; Tract 7140 (AS) with 62-6,000 S.F. lots on 14.1 acres; Tract 7141 (A6) with 97-5,000 S.F. lots on 18.8 acres; and _ Tract 7142 (A7) with 105-5,000 S.F. lots on 17.4 acres. This Application is for the Al neighborhood within Dublin Ranch Area A. 7. Are the following items applicable to the project or its effects? Discuss below all items checked (attach addtt~onal sheets as necessary). All of the followine items are addressed _n the program EIR prepared for the Eastern Dublin General Plan AmendmentJSaecific Plan. Yes No 1. Change in existing features of any bays, tidelands, beaches, lakes or bills, or substantial alteration of ground contours. _ 2. Change in scenic views or vistas from existing residential areas or public lands or roads. 3. Change in pattern, scale or character of general azea of project. 4. Significant amounts of solid waste or litter. 5. Change in dust, ash, smoke, fumes or odors in vicinity. 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. 7. Substantial change in existing noise or vibration levels in the vicinity. 8. Site on filled land or on slope of 10 percent (10%) or more. 9. Use of disposal of potentially hazazdous materials, such as toxic substances, flammables or explosives. 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). - 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). _ 12. Relationship to larger project or series of projects. ENVIRONMENTAL SETTING: 8. Briefly describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, - historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. If necessary, attach photographs of the site. - See DEIR for Eastern Dublin GPA/Saecific Plan, pates 2-2 and 2-3 and Eastern Dublin Saecific Plan oases 5 and 6. 9. Briefly describe the surrounding properties, including information on plants and animals, any cultural, historical or scenic aspects and the type of land use. See Eastern Dublin Sneci6c Plan, panes 5-7 and DEIR for Eastern Dublin General Plan Amendment/Snecific Plan, 2-2. CERTIFICATION: I hereby certify that the statements furnished above and in the _ attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief. Dated: Signal Jon Paynter Print Name Asst. Vice PresidentToll CA II L.P ~ ompany DUBLIN RANCH AREA A TRACT7136 _ Site Development Review For the Al Neighborhood Architecture Project Description The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for site development review. _ A. What type of business, activity or use are you proposing? In November 1997, the City of Dublin approved a P.D. Rezone for Area A (PA 96-038). _ Area A encompasses 369± acres, the project contains a mixture of land uses including, Open Space primarily in the form of a golf course, Low Density Residential and a private community recreation facility. On July 25, 2000 a Vesting Tentative Map (PA99_060) and Community/Neighborhood _ Landscaping SDR was approved for the Al neighborhood within Area A of Dublin Ranch. The Vesting Tentative Map included 110 units within 38.4 acres with a minimum lot size of 10,000 square feet. The Plan was revised to allow for a wider variety of units and now has an - average lo[ size of greater than 10,000 square feet with a 110 units. B. How many employees will you have or propose to have? Not applicable. C. What are the proposed hours and days of operation? Not applicable D. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare. _ The design of this project and its improvements are not expected to cause serious public health problems as no land uses requiring the use or manufacturing of toxic materials are planned to occur on site. Page 1 of 7 • Site Development Review -Project Description Dublin Ranch Area A. Tract 7136 - Neiehborhood Al • Aueust, 2001 E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. Area A within Dublin Ranch is a golf course residential community with seven distinct neighborhoods. The layout of the golf course and residential neighborhoods takes advantage of distant views of the Tri-Valley area, while the neighborhoods are designed to take _ advantage of golf course views. The golf course is designed to take advantage of the rolling topography within which it is situated. _ Access to the Project Area will ultimately be provided primarily from Fallon Road, an existing two lane paved road that currently terminates approximately 5700 feet (1.1 miles) north of I-580. Fallon Road is the principal north/south arterial roadway in the Project Area _ and those portions of Fallon Road within the limits of Area A are scheduled to be afour-lane divided arterial according to the Eastern Dublin Specific Plan recommendations. It is anticipated that initially atwo-lane section of the future Fallon Road will be constructed from - the southerly neighborhood entrance in Area A to link with the existing terminus of Fallon Road. Between the southerly neighborhood entrance and the northerly neighborhood entrance a1141anes and the median will be built. Eventually as other azeas of Dublin Ranch - are built out, the remainder of the Fallon Road lanes will be constructed. Ultimately the lower portion of the existing Fallon Road will be abandoned and a new Fallon Road arterial constructed in the proposed Specific Plan location at some point following build out ofArea A. The A 1 Neighborhood will be accessed directly from Fallon Road with two entrances to the neighborhood, the primary entry being the northern one. The streets within the A-1 neighborhood will be private streets with limited access, with un-manned gates at the entry. The recreation building is located at the intersection of Fallon Road and Signal Hill Drive. The siting of the clubhouse facility takes advantage of views of the surrounding valley and of the golf course. F. Is the site physically suitable for the type and intensity of development proposed ? - This site is physically suitable to accommodate the type of single-family low-density residential development and golf course open space as proposed. Page 2 of 7 • Si[e Development Review -Project Description Dublin Ranch Area A. Tract 7136 - Neiehborhood AI • Aueust. 21101 - G. Describe how the proposed development may impact views. Area A is not within [he Tassajara Road scenic corridor as defined in the Eastern Dublin - Scenic Corridor Policies and Standards. However, this area falls under Specific Plan policies protecting visually sensitive ridgelands within Eastern Dublin. Exhibits produced as part of the Tentative Map process accurately show what a viewer would see along specific sight - lines and at several viewpoints. Proposed grading areas and limits of development are also identified. These exhibits show what portions of the development area will be visible from each viewpoint, what azeas will be hidden by existing land forms to be retained and what - portions of the visually sensitive ridgelands aze visible under proposed conditions. It was determined from these exhibits that the sensitive ridgelands have been protected. H. Describe the physical characteristics ofthe site including existing slopes and topographic features. The Project Area is open grassland and is comprised of two distinct topographic areas. The azeas that are suited for development aze separated from each other by a north-south valley within which the Fallon Road will be located. The first portion of the Project Area is a "T- shaped" knoll area of 30-35 acres that borders the westerly limits of the valley. Elevation change between the crest of the knoll area and the lowest limit of the proposed development area is approximately 80 feet. Average existing slope across this portion of the Project Area is typically five to seven percent. - The second distinct area contains approximately 100 acres and is comprised of a series of minor ridges and valleys located east of the proposed extension of Fallon Road. Much of this azea is not visible from large portions of I-580 as well as the lower reaches of Fallon Road. - Average existing slope across this azea is approximately six to eight percent. This area drains from north to south through two intermittent drainage courses that are fed by sub-drainage areas from the east and west. I. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. Architectural Design Concept The Atherton: The Atherton plan in the A-1 neighborhood of Dublin Ranch incorporates several unique architectural styles. Four distinct elevation styles compliment each other with variations in - roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the Page 3 of 7 • Si[e Development Review -Project Description Dublin Ranch Area A, Tract 7136 - Neighborhood Al • August. 2001 - other plans in this azea. The detailing of these various elevations are true the their azchitectural style and are expressed on all four sides of [he house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan - layout, will result in a diverse and visually pleasing neighborhood. The Atherton architectural styles include the American Federal, New England, Provincial and Manor. The American Federal style incorporates the use of brick masonry, lap siding on all four sides, wood shutters, formal entry columns and a flat concrete tiled roof as the primary materials. The New England style incorporates traditional East Coast features such as lap siding on all four sides, square entry columns, arched top windows, decorative wood shutters, dormer windows, and "turned" gable roofs. The Manor style is characterized by stone and plaster exterior walls, shaped plaster trim, azched top windows and a raised _ concrete the roof to accent the elevations. The final architectural style is the Provincial. This style is reminiscent of the French and Italian Mediterranean styles; low pitch hipped roofs with earth-toned 'S' shaped concrete tiles, plaster walls with horizontal reveals and trim accents, azched windows, and an elegant entry surround with second story classical columns. Exterior colors and styles aze selected [o compliment the azchitectural style. Warmer earth tones of beige, tan, taupes and browns would be used on the Manor and Provincial styles. - Cooler colors of gray and beige would be used on the Federal and New England styles. All color schemes include accent colors for the azchitectural features of the elevations. The Carlsbad: The Carlsbad plan in the A-1 neighborhood of Dublin Ranch incorporates several unique - architectural styles. Four distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied streetscape with the other plans in this area. The detailing of these various elevations aze true the their - azchitectural style and aze expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. The Carlsbad architectural styles include theAmerican Federal, New England, Provincial _ and Manor. The American Federal style incorporates the use of brick masonry, lap siding on all four sides, wood shutters, formal entry columns and a flat concrete tiled roof as the primary materials. The New England style incorporates traditional East Coast features such _ as lap siding on all four sides, square entry columns, arched top windows, decorative wood shutters, and dormer windows. The Manor style is characterized by stone and plaster exterior walls, recessed plaster accents, a covered front second floor deck, and a raised concrete [ile roof to accent the elevations. The final architectural style is the Provincial. Page 4 of 7 • Site Development Review -Project Description Dublin Ranch Area A Tract 7136 - Nei¢hborhood Al • Au¢ust, 2001 _ This style is reminiscent of the French and Italian Mediterranean styles; low pitch hipped roofs with earth-toned 'S' shaped concrete tiles, plaster walls with accent colors, and an elegant entry with tall story classical columns. Exterior colors and styles are selected to compliment the architectural style. Watmer earth tones of beige, tan, taupes and browns would be used on the Manor and Provincial styles. Cooler colors of gray and beige would be used on the Federal and New England styles. All color schemes include accent colors for the azchitectural features of the elevations. The New Castle _ The New Castle plan in the A-1 neighborhood of Dublin Ranch incorporates several unique azchitectural styles. The elevations compliment each other with different roof pitches, massing and setbacks, creating a varied streetscape. The forms and details are simple and _ elegant, true to the architectural style and expressed on all four sides of the house. The variety created through the different styles of building massing, exterior colors, landscaping, lot and plan layout, will result in a diverse and visually pleasing neighborhood. New Castle architectural styles include American Colonial, American Traditional, Manor and Mediterranean. The American Traditional style incorporates the use of brick masonry, plaster and a flat concrete file as the primary materials. Wood shutters, decorative window boxes, and shaped plaster trim compliment the step pitched gable roof forms. Arched accent windows with window boxes, steeper pitched roof forms with flat concrete tile, lap siding, brick masonry and wood shutters, chazacterize the American Colonial style of azchitecture. The Manor is a more formal style characterized by azched windows, masonry and plaster walls, shaped plaster trim and window boxes with raised concrete file [o accent the elevations. The last architectural style incorporated is Mediterranean. Low-pitched hipped roofs with raised file concrete and a shaped plaster cornice characterize this style. Arched windows, columns and shaped plaster trim accent the predominately plaster walls. Exterior colors and materials are selected to complement the azchitectural style and consist _ of both the warmer earth tones of beiges, tans, taupes and browns and the cooler grays. The warmer tones would be used on the Mediterranean, French Country and American Traditional styles while the cooler hues would compliment the French Provincial style. All color schemes include accent colors for the architectural features of the elevations . The Santa Barbara: The Santa Bazbaza plan in the A-1 neighborhood of Dublin Ranch incorporates several unique architectural styles. Four distinct elevation styles compliment each other with variations in roof types and slopes, materials, massing and setbacks; creating a varied Page 5 of 7 • Site Development Keview - Yro~ect Uescnpnoo Dublin Ranch Area A. Tract 7136 - Neiehborhaod Al • Aueust. 2001 _ streetscape with the other plans in this area. The detailing of these various elevations are true the their architectural style and are expressed on all four sides of the house. The variety created through different styles of building massing, exterior colors, landscaping, lot and plan - layout, will result in a diverse and visually pleasing neighborhood. The Santa Bazbaza azchitectural styles include the American Federal, New England, - Provincial and Manor. The American Federal style incorporates the use of brick masonry, lap siding on all four sides, "butterfly" shaped wood shutters, formal entry columns and a flat concrete tiled roof as the primary materials. The New England style incorporates traditional East Coast features such as lap siding on all four sides, squaze entry columns, decorative wood shutters, dormer windows, and "turned" gable roofs. The Manor style is characterized by stone and plaster exterior walls, pre-cast trim, transom windows and a raised concrete file roof to accent the elevations. The final azchitectural style is the Provincial. This style is reminiscent of the French and Italian Mediterranean styles; low pitch hipped roofs with earth- _ toned 'S'shaped concrete tiles, plaster walls with horizontal reveals and trim accents, azched windows, and an elegant, azched entry. _ Exterior colors and styles are selected to compliment the azchitectural style. Warmer earth tones of beige, tan, taupes and browns would be used on the Manor and Provincial styles. Cooler colors of gray and beige would be used on the Federal and New England styles. All _ color schemes include accent colors for the architectural features of the elevations . J. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the pubic. The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting themes. Rows of trees delineating entries and streets depict the historical image of orchards and create a sense of community. Patterns and textures within Dublin Ranch have been chosen to complement the proposed azchitectural styles and "upscale" rural theme. Pilasters, walls and fences aze part of the common elements that compose the consistent and recurring community theme. Open rail fences are the predominate fence type and are provided to maintain vistas to the natural and man-made landscape while providing visual relief along traffic corridors and open spaces. Stone and stucco are repetitive materials used throughout Dublin Ranch, which reinforce the design continuity of [he community. Whether they are in the form of the stucco community - wall or rail fences with stone pilasters or identity gateway pilaster, these materials provide a Page 6 of 7 • Site Development Review -Project Description Dublin Ranch Area A. Tract 7136 - Nei¢hborhood Al • Aueust. 2001 unified appeazance while creating a classic and livable community. The design of signage defines a hierarchy within Dublin Ranch. Stone monument sign walls - identifying the community will be located within select medians of the community entries located along Fallon Road. The subtle simplicity of neighborhood entries repeat key elements from the community entries such as open rail fences and stone gateway pilasters. - Ornamental plaques on stone pilasters will display the Dublin Ranch or neighborhood logo. Indigenous and horticulturally adaptive plant materials serve as unifying elements throughout Dublin Ranch. Trees will define a hierarchy of entries, streets, and neighborhoods providing individuality and distinctiveness. A double row of shade trees will be planted on each side of the walk along the collector streets to provide a pedestrian friendly environment and sense of community. Each neighborhood will use a single species of street tree with no two neighborhoods having the same tree. Planting adjacent to rail fences abutting open space will act as a transition to the natural landscape, intermittent stream corridor, and golf course. Special attention has been paid to - the golf course planting which will consist primarily of native oaks and trees indigenous to the area. Transition areas within the course incorporate native/ornamental grasses and California native and other ornamental plants, which are horticulturally adaptive to the - natural characteristics ofthe site to create an oak grassland chazacter. Oak trees native to the Tassajaza Hills have been incorporated into the plant palette to reflect the historical landscape of the Tri-Valley azea. K. Is the proposed project located on a hazardous waste and substances site? (A list is of these sites is available in the Planning Department). - A Phase 2 site assessment of the Project Area has been conducted by Berlogaz Geotechnical Consultants to determine the presence of any on-site hazazdous waste and substance sites. _ The findings of this study indicate that no problem sites were found (See Appendix). In addition, Berlogaz Geotechnical Consultants previously conducted an environmental records search for the Dublin Ranch - Phase I project site to determine if the site was included on a list of hazardous waste and substance areas. The results of this search indicated that no _ property within atwo-mile radius of Phase I Dublin Ranch (which includes lands within the Project Area) are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. 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