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HomeMy WebLinkAbout01-004 Toll/DbRch SDRA02-24-2001 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 24, 2001 SUBJECT: PUBLIC HEARING - PA 01-004 Toll Brothers - Dublin Ranch Areas A-6 & A-7 Site Development Review. (Report Prepared by: Michael Porto, Planning Consultant) ATTACHMENTS: 1) 2) 3) 4) Resolution Approving a Site Development Review for Area A-6, Tract 7141 Dublin Ranch Area A. Resolution Approving a Site Development Review for Area A-7, Tract 7142 Dublin Ranch Area A Area A-6 Submittal Package Area A-7 Submittal Package RECOMMENDATION: 1) 2) 3) 4) 5) Open public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt Resolutions relating to PA 01-004 DESCRIPTION: The application is for a Site Development Review for the Areas A-6 and A-7 Neighborhoods within Dublin Ranch Area A. Area A-6 - Tract 7141 is comprised of 97 single-family on 5,000 sq. ft. lots. There are 18.8 acres within the boundary of this tentative map. Area A-7 - Tract 7142 is proposed for development of 105 single-family homes on 4,000 sq. ft. lots. The total acreage fbr the A-7 project is of 17.4 acres. 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 COPIES TO: Applicant Property Owner PA File Project Manager iTEMNO. (~. J individual lots. This current application is the next logical step in the development of the two sites in question. The applicant is requesting a Site Development Review approval for the residential units to be built on these subdivisions. Dublin Ranch Areas A-6 and A-7 are located east of Fallon Road and somewhat southeasterly of the existing L-5 subdivisions of Dublin Ranch Phase I. The open lands of Jordan and Bankhead are to the east. Proposed Holes 13, 14, 15 and 16 of the Golf Course am directly adjacent to these subdivisions to the north. The project area is entirely vacant with no structures. 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. Because the developer for each property is the same and due to the fact that both developments comprise a portion of Dublin Ranch Area that is separate and away from the other parts of Area A, it was logical to combine the staff reports into one for ease of processing. Two separate Resolutions are provided; one for Area A-6 and one for Area A-7. The Planning Commission should act on each Resolution separately. ANALYSIS: ~ ~e!!~g ~mts A-6 50'xl00' 18.7 97 5.1 A-7 50'x80' 19.5 105 5.3 TRACT 7141- NEIGHBORHOOD A-6: Neighborhood A-6 is be approximately 18.7 acres in size, with 97 single-family residential lots. This neighborhood is surrounded by the golf course to the north and west, Fallon Road to the south and neighborhood A-7 to the east. At the north end of the neighborhood, the golf course is a few feet above the residential lots. The minimum lot size is 50 feet by 100 feet, approximately 5,000 square feet. Lot sizes vary up to 11,200 square feet. A loop road and cul-de-sac streets would provide access for the neighborhood. Tentative Tract Map 7141 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. 1 3,502 4/5 bed-4/4 ½ bath 2/3 straight-on 2 2 3,600 5 bed - 4 bath 3 turn-in 2 3 3,607 5 bed - 4 bath 3 turn-in 2 4 3,942 4/5 bed - 4 ½ bath 3 split 2 Each of the four floor plans have provisions for optional suites, bonus rooms, dens and bathrooms. All four plans include breakfast nooks and family rooms. There are unique characteristics pertinent to each floor plan, which are described below. 2 Floor Plans Plan 1: This floor plan presents a three car "front-on" garage, however to reduce the massing of the third car space, the single door element is stepped back approximately three feet. The roof elements over this space are reduced in magnitude to further lessen the accent of the front-on aspect of the third car stall. Additionally, this third car stall can be converted to an optional bedroom, suite or den/bedroom combination. There are several lots; 36, 54, 65, 66, 86, and 97, which cannot accommodate the third car stall due to various constraints. These lots will incorporate one of the optional configurations for the third care space. Please refer to the notes on the applicant's site plan. Plan 2: This plan incorporates a two-car "front-on" and a one-car "swing-in" garage layout. There are no proposed options for this floor plan. However due to topographic constraints or difficulties in laying out the unit on certain lots, the third car swing-in space cannot be used as a garage on four lots. Those lots are 14, 23, 52 and 53. In those instances, it is assumed that the third car space will be converted to living space as either an extension of the 5th bedroom or as storage. Plan 3: This plan utilizes a 2-car "swing-in" and a one car "front-on" garage. This plan also allows for the addition of lofts/retreats or a 6th bedroom on the second floor, creation of a bonus room in place of the fourth bedroom and development of the one car garage as either a suite or "flex space." Plan 3 is plotted on 26% of the lots. Plan 4: This is an entirely new housing style for Dublin. The applicant is proposing a three-car garage in a "front-on" configuration; however, the single car garage is physically separated from the two-car garage by the unit's entry. This garage element is also stepped back from the main front plane of the house. This design style requires two driveways limiting the amount of curb space in front of the home. Plan 4 allows for the conversion of this single car garage to a "flex space" taking access from the entry. The unit can also expand to include a 5th bedroom or a larger family room in place of the den. Because of the need for two driveways, the applicant has restricted the development of this plan with the third car space to only 73% of the plottings. The remaining 27% of the Plan 4 units (8 lots) cannot be built with the third car space. The space will have to be built as a "flex" area. In all other instances, the guest parking criteria has been reviewed and determined to exceed the current policy with regard to location and distance. Of the 97 total lots within this tract, the Plan 1 is plotted 18%, the Plan 2 is plotted 28 %, the Plan 3 is plotted 26% and the Plan 4 is plotted 28% of the time. With this dispersion of plans, combined with restrictions on 18 of the lots with regard to garage placement (19% of the entire project) and the offering of 3 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 The architect is proposing 4 different architectural styles. Each floor plan type will receive only 3 of the of the general elevation options. The dispersion of the architectural elevations to the specific floor plan is as follows: Plan 1: French Manor, Italianate, Spanish Eclectic. Plan 2: American Traditional, Italianate, French Manor. Plan 3: French Manor, Italianate, Spanish Eclectic. Plan 4: American Traditional, Italianate, French Manor. The particular elements of each style are described below. American Traditional: This architectural style incorporates full wood wraps of horizontal siding with brick wainscoting and shutter accents. Roof pitches range between 6:12 to 10:12 and generally mn from front to back. Gabled end elements with vents or windows are used to punctuate architectural features and wood framed porches and balconies further define this architectural style. French Manor: Stone facades either in their entirety of a major front accents are the defining element of the French Manor architectural style as depicted in this project. Stone lintel elements over doors and windows along with weathered shutters accentuate the elevations. Roofs range from shallow to steep and balconies, where used, generally include stone rails and heavy columns. Roofs are generally of a hip configuration with gable accent areas. ltalianate: Balconies and shallow roof pitches generally define the Italianate architectural style. Hip roof elements of varying materials predominate this theme. Decorative brackets and stone surrounds accentuate the monochromatic paint pallet of this building type. Spanish Eclectic: Arched and deeply recessed windows and openings along with vents in the gabled ends are features of the Spanish Eclectic design. Tile roofs ora shallow pitch, generally gabled at primary architectural features emphasize the main structure with visible rafter tails used to add visual interest. Wood shutters and wrought iron at balconies and recesses is utilized to add further interest. Colors The applicant is proposing 20 different color schemes for each of the architectural elevations. The color schemes are intended to complement the roof types and accent materials. Flat tile roof with brick accents will have 6 available color options, flat tile with stone accents will also have 6 color options and the "s" tile roof and all stucco plans will have 8 optional color schemes. These colors are similar to the existing colors on Toll Brothers Emerald Glen product on Site 10 of the Santa Rita Properties. When these color schemes are combined with the 3 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 are to be implemented. Fencing along major thoroughfares such as Fallon Road or Bent Tree Drive will be the traditional "Community Wall" as in Phase 1. Two and three rail fences will be utilized to block open-ended cul-de-sacs and connect to the various community walls. Standard six-foot wooden good neighbor fences will be used between lots and along the interior streets. Conclusions, Area A6: Because of the various constraints of the architectural building styles themselves, the constraints of the topography and the limiting aspects of some of the lots, the applicant has had to designate 18 of the lots for unique architectural and site designs. This, along with options offered to the home buyers which will further differentiate each home, should serve to create an interesting and varied neighborhood, tied to the existing Phase I portion of Dublin Ranch while setting forth new architectural features and designs not 4 shown elsewhere. TP~4 CT 7142 - NEIGHBORHOOD A- 7: Neighborhood A-7 is approximately 19.5 acres in size, with 105 single-family residential lots. The neighborhood is surrounded by neighborhood A-6 to the west, Fallon Road to the south, an open space area to the north (potential elememary school site), and vacant lands to the east. The neighborhood slopes generally toward Fallon Road, but is basically level. The minimum lot size is 50 feet by 80 feet, approximately 4,000 square feet. The largest lot is approximately 9,500 square feet. Access for the neighborhood would be provided by looping streets and a cul-de-sac street. Tentative Tract Map 7142 was reviewed and approved by the Planning Commission at their meeting of July 25, 2001. That action set the sizes and location of the lots and established a lengthy series of Conditions of Approval. Toll Brothers is proposing a series of 4 separate and distinct floor plans. Each plan varies in layout and design but the square footages are all comparable. A brief description of the relevant room count, unit sizes and general layout are described in the chart below. 1 2798 3+/2 ½ 2 "front-on" 2 2 2687 4+/3 2 "front-on" 2 3 3055 4+/2 ½ 2 "front-on" 2 4 2885 4+/2 ½ 2 "front-on" 2 This proposed product is similar and in many respects identical to the existing and still under construction "Dublin Green" project located on Site 10 of the Santa Rita properties. The Planning Commission is encouraged to tour that product in advance of the Planning Commission meeting of April 24, 2001, where this project is to be considered. Floor Plans Each plan offers a nook and a family room. Each plan offers some form of conversion space to allow for either an additional bedroom, den, retreat or loft. The 2-car garage for each plan 2 is in the "front-on" configuration but significantly pushed back from the from of the unit. Driveway depths (from back of sidewalk to the face of the garage door) are significant enough to allow 2 cars to also park in the driveway. A main building element, either the living room (Plan 1) or and optional room project forward of the garage making the residential portion of the home the dominant element exposed to the street. The first floor of all plans includes living rooms, dining rooms, family rooms kitchens and some form of a den or optional bedroom. Second floors generally contain the bedrooms with optional spaces on the Plan 2, 3 and 4 available as a buyer's choice. The upper floor of the Plan 1 nests behind the front, rear and side of the first floor providing for reduced massing and increase articulation. This unit has been plotted on 14 of the 17 comer lots within the subdivision, which will add visual interest and serve to lessen the impact ora complete two-story plan on each comer. Plan 1 is provided 13% of the time; Plan 2 is plotted 26%, Plan 3 is presented on 34% of the lots and Plan 4 is plotted on 27 % of the lots. Elevations The applicant is proposing four different architectural styles for each of the four floor plans. These elevation styles have been upgraded from those shown on the applicant's existing product "Dublin Green." The relevant part of the elevations are presented below: American Colonial: The American Colonial style incorporates the use of brick masonry, plaster and flat concrete tile as the primary materials. Wood shutters, decorative window boxes and shaped plaster trim complement the steeply pitched gabled roof forms. Accent half-round windows provide accent. French Country: The French Country architectural style as defined by this product is comprised of arched accent windows and steeper hipped roofs with flat concrete tile. A more rustic approach to stucco walls, masonry accents, wood shutters, window boxes and shaped plaster characterize this plan and differentiate it from the American Colonial style. French Provincial: The French Provincial style builds on the theme established by both the American Colonial and French Country styles and formalizes the materials with crisp detailing of the typical common styles. Variations on the arched windows, masonry and stone accents and shaped stucco trim set the French Provincial style apart. Strong gabled roof forms with flat concrete tile accent the elevations along with window boxes and shutters to define the formal style. Mediterranean: Characterized by complete stucco elevations with shallow pitched hip roofs comprised of concrete "s" tiles define the Mediterranean style presented by this product. Heavily sculptured bases, wrought iron grill work and shaped stucco cornices complement the overall style. Accent features include arched windows, columns, and additional plaster trim completes the features of the Mediterranean architectural design. Colors As referenced under the color options for the A-6 neighborhood above, the A-7 neighborhood will utilized the same pallets so that there is some connection between the A-6 and A-7 neighborhoods. Again, the roof material will govern the elevation color schemes. Flat tile and brick trim will result in 6 different available color schemes. Flat tile with stone accents will also be accorded 6 separate color schemes, and the "s" tile roof so prevalent with the Mediterranean architectural design will have 8 different color options. With the four floor plans, the four elevation options per plan and between 6 and 8 color schemes per elevation type, the overall combination should serve to create a diverse and contrasting neighborhood while still coordinating the architecture. Fences and Walls: A carefully thought out plan for view and perimeter walls and fences was approved as part of the Planning Commissions action on the Site Development Review of July 25, 2000. The two and three rail fences with stone pilasters will used as in Dublin Ranch, Phase 1 to connect either community walls or perimeter fences. These would be used to define road and trail edges, and separate the cul-de-sacs from Fallon Road and other public spaces. Open tubular steel view fences are provided in rear yard areas where views exist. Neighborhood A-7 includes community walls adjacent to the collector road. These walls would include the same stone pilaster theme, but with stucco finished panel. Conclusions ,4 rea A-7: While this proposed project is in many ways similar to the existing Dublin Green project, the applicant has revised some floor plans to respond to the marketplace and has upgraded and added elements to the architecture to complete the details and to visually enhance the product beyond what has been done in the past. The A-7 Neighborhood will be a pleasing and varied project that visually ties to the A-6 Neighborhood across Bent Tree Drive to the west. CONCLUSIONS: The area that comprises the Areas A-6 and A-7 neighborhoods is physically divided from the remainder of the golf course neighborhoods by the Golf Course itself thereby creating a unique environment unto itselfi The applicant has, through the use of a common color schemes, visually tied the two areas together while the unit sizes and lot sizes are different but complementary. Common architectural elements, materials and massing will also serve to coImect the products while creating a more formal and lighter look compared to the more Spanish feel of Dublin Ranch Phase 1. These proposed products will provide an opportunity to add a new look to the Dublin Ranch community by introducing lighter colors and a more traditional architectural design to the units. The overall design for these two neighborhoods will complement and accentuatc the housing stock in Dublin, 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: OWNER: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: Bill Morrison Toll Brothers 100 Park Place, Suite 140 San Ramon, CA 94587 John Paynter, Asst. Vice President Toll Brothers CA II, L.P. 100 Park Place, Suite 140 San Ramon, CA 94587 East of Tassajara Road adjacent to the future Fallon Road extension, approximately 4,500 feet north of 1-580 Portions of the following parcels: 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. Single Family Residential (0.9 to 6.0 du/ac) and open space Single Family Residential (0.9 to 6.0 du/ac) Zoning: Single Family Residential Planned Development and Open Space Land Use: Vacant RESOLUTION NO. 0l- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 01-004 SUBDIVISION 7141 (NEIGHBOHOOD A-6, 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 7141, Neighborhood A-6 of Dublin Ranch Area A to develop 97 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 April 24, 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 (PA01-004), 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. ATYACHMENT I 4. The approval of this application, as conditioned, is in conformancc 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 similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with architectural 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 character 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 similar 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 01-004 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 subiect to Department of Community Development review and approval. The following codes represent those departments/agencies responsible tbr monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, [F1 Alameda County Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, [PW] Public Works Department. NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: GENERAL CONDITIONS 1. Approval. PA 01-004, Neighborhood A-6 Dublin PL, PW Approval of N/A Ranch Area, Tract 7141 is approved to develop 97 any plan single family detached homes open space and landscape parcels. This approval shall conform generally to the plans, text, and illustrations contained in the applicant's application package dated received April 17, 2001 as prepared by MacKay and Somps (Engineers) and Bassenian, Lagoini Architecture and Land Planning (architect), 2 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: and all 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. Applicant/Developer 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 $.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 ora roll-up type. Garage doors shall not intrude into the public right-of-way. 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/shared 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 clear 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 banks/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. 16. Residential Security. The project shall comply with PL, B Occupancy of Standard the City of Dublin Residential Security Requirements Units and the Conditions of Approval for the Vesting Tentative Map. 17. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA Applicant/Developer shall submit a Final Building Landscaping and Irrigation Plan, conforming to thc Permits requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise modified by Conditions 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 yards 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. 5 NO. CONDITION TEXT RESP. 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 Permits 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 varieties 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. Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard 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. 25. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard approval allowing occupancy of any new home, the Unit physical condition of the subdivision and the lot where the home is located shall meet minimmn health, design, and safety standards including, but not limited to the following: a. The streets providing access to the home shall PL Occupancy of Standard 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 Standard providing access to the home shall be in place. Unit c. All street name signs on streets providing PL Occupancy of Standard 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 Standard sidewalk that may create a hazard shall be Unit required or any non-hazardous repairs shall be complete and bonded for. f. 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 Standard 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. i 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 Standard 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 glare onto adjoining properties. n. Lighting used after daylight hours shall be PL, PO, B Occupancy of Standard 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). 7 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 26. r,~,~...,a:~.,n~.,,.,~ ~:,.:o~.,~ -n. ...... r~n,.,,~a,~ PL Issuance of MM rt.;oh .... ~.,,aa~ .... ,~;,,~o ~ .... h;t,a~a ~. ^..a~.. Building -,vmdcv:a ..... ~ ..... a~a Road. Phased OceUpanq Plan 27. 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. 28. Acknowledgment. Applicant/Developer 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 >hased 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 8 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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 release of occupancy of any future units and/or future phases. 29. 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. 30. 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. ~Cm~ECT~ 31. Residential Units shall comply with the architectural drawings submitted by Bassian Lagoni Architecture and Land Planning, dated received April 17, 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. 32. 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 areas, as established with phase the improvement plans, towing, and other traffic safety regulations shall be described. Additional parking restrictions (e.g.: red curb areas) may be applied in the furore if traffic safety or circulation problems arise. 33. 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. 9 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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 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. 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 Parks letter No. 32-96, adopted by the City Council on March 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. l0 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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 the poles shall be painted metal. A street lighting plan which demonstrates compliance with this conditions 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. PASSED, APPROVED AND ADOPTED this 24th day of April, 2001. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director RESOLUTION NO. 0l- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 01-004 SUBDIVISION 7142 (NEIGHBOHOOD A-7, DUBLIN RANCH AREA A) AS FILED BY MAC KAY & SOMPS ON BEHALF OF TOLL CA Il, L.P. WHEREAS, Jon Paynter on behalf of Toll CA, L.P. has requested approval of a Site Development Review for Subdivision 71412, Neighborhood A-7 of Dublin Ranch Area A to develop 105 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 April 24, 2001; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a staffreport 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 (PA 01-004), 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. ATTACHMENT 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 acccss, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. 7. The project has been designed with architectural 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 character of adjacent uses, and the requirements of public service agencies. 8. Landscape elements (including the location, type, size, color, texturc, and coverage of plant materials, provisions, and similar 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 01-004 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: [ADM] Administration/City Attorney, lB1 Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, IF] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the Community Development Department, [PO] Police, [PW] Public Works Department. NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: GENE~L CONDITIONS 1. Approval. PA 01-004, Neighborhood A-7 Dublin PL, PW Approval of N/A Ranch Area, Tract 7142 is approved to develop 105 any plan single family detached homes open space and landscape parcels. This approval shall conform generally to the plans, text, and illustrations contained in the applicant's application package dated received April 17, 2001 as prepared by MacKay and Somps (Engineers) and Hunt, Hale Jones Architects, and all other plans, texts and 2 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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.00-43, 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. Applicant/Developer 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 and void. The approval period for Site Development 3 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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 ora roll-up type. Garage doors shall not intrude into the public right-of-way. 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/shared 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 i 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 attenuation wall is required). All walls and fences 4 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 14. Level area on both sides offence. Fencing placed PW, PL Issuance of at the top of banks/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. iPOLi~ : 16. Residential Security. The project shall comply with PL, B Occupancy of Standard the City of Dublin Residential Security Requirements Units and the Conditions of Approval for the Vesting Tentative Map. 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 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 yards 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. 5 NO. CONDITION TEXT RESP. 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 Permits 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 varieties 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. Baclfflow Devises. Backflow devises shall be hidden PL Issuance of Standard 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. 25. Health, Design and Safety Standards. Prior to final ! PW, PL Occupancy of Standard 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 standards including, but not limited to the following: a. The streets providing access to the home shall PL Occupancy of Standard 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 Standard providing access to the home shall be in place. Unit c. All street name signs on streets providing PL Occupancy of Standard 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' Standard sidewalk that may create a hazard shall be Unit required or any non-hazardous repairs shall be complete and bonded for. f'. 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 Standard 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 o£ 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 Standard 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 glare onto adjoining properties. n. Lighting used after daylight hours shall be PL, PO, B Occupancy of Standard 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). Ph~ed ~cup~cy Plan NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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. Applicant/Developer 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 release of occupancy of any future units and/or future NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: phases. 28. Plot Plan. A plot plan for each single family PL Issuance of Standard COA :esidential 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. ARCmTECTURE 30. Residential Units shall comply with the architectural drawings submitted by Hale, Hunt, Jones Architects, dated received April 17, 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. 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 areas, as established with phase the improvement plans, towing, and other traffic safety regulations shall be described. Additional parking restrictions (e.g.: red curb areas) may be applied in the futura if traffic safety or circulation problems arise. 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 Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: fees, Inclusionary Housing In-Lian 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. 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 Parks letter No. 32-96, adopted by the City Council on March 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, I 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 00-043 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. ~ ~ONDI~IONS 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 the poles shall be painted metal. A street lighting l0 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: plan which demonstrates compliance with this condition shall be submitted prior to installation o£ any street lights ins the tract and shall be subject to review and approval of the Director of Public Works. PASSED, APPROVED AND ADOPTED this 24th day of April, 2001. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director Attachments 3 and 4 not found with this document.