HomeMy WebLinkAboutPC Reso 01-21 PA01-010 DubRnch Area A A-1 SDR RESOLUTION NO. 01 - 21
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 01-010 SUBDIVISION 7136
(NEIGHBOHOOD A-l, 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.
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 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 01-010 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: [ADM] Administration/City Attomey, lB] 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:
GENERAL CONDITIONS
1. Approval. PA 01-010, Neighborhood A-1 Dublin PL, PW Approval of hl/A
Ranch Area, Tract 7136 is approved to develop 110 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 August 23, 2001 as prepared by
MacKay and Somps (Engineers), LSA Architecture
and Hale Hunt Jones Architects (Architect), and all
2
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. Itouse 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
3
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. Garage
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/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
4
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 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.
POLICE
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.
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
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
i 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 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 futura recycled
water.
STANDARDS
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 o£ 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
inspgction shall have been approved by the Unit
Building Department.
h. All sewer clean-outs, water meter boxes, and PW Occupancy o£ Standard
other utility boxes shall be set to grade to the Unit
approval of the Director o£ 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 of Standard
be improved to an adequate width and manner Unit
I 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
~ssuance 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. 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 Commtmity Deveiopment may require the
submittal of the written acknowledgment prior to
NO. CONDITION TEXT RESP. 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 architectural
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 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 future 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
NO. CONDITION TEXT RESP. WHEN APPLICANT
AGENCY REQ'D COMMENTS
Prior to:
Impact fees, Public Works Tra£fic 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.
PUBLIC WORKS CONDITIONS
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
l0
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 Turnberry 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 28th day of August 2001.
AYES:
NOES:
ABSENT: Cm. Musser
Cm. Johnson, Jennings, Fasulkey and Nassar
Planning ~2(o(n_.~ Chairperson
Community Development Director
A:resA-Isdr