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HomeMy WebLinkAbout00-001 DubRch L-1SDR 04-25-2000 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 25, 2000 SUBJECT: PUBLIC HEARING -PA 00-001 Dublin Ranch Neighborhood L-1 (Tract 6956) Site Development Review Brookfield Homes Bay Area, Inc. (Report Prepared by: Michael Porto, Planning Consultant) ATTACHMENTS: RECOMMENDATION: 1) 2) 1) 2) 3) 4) 5) Resolution approving the Site Development Review Site Development Review Submittal Package ~- uo~- Open public hearing and hear Staffpresentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt Resolution relating to PA 00-001. DESCRIPTION: This specific project is comprised of 18.1 acres of residential development including 0.5 acres of open/space landscape parcels. The project proposes 91 detached, single family units on 55' x 100' lots with a minimum of 5,500 square feet. Designated uses include single family residential, open space/landscape areas and roads. BACKGROUND: The Planning Commission, at their meeting of December 8, 1998, reviewed and approved the Dublin Ranch Phase I development within the Eastern Dublin Specific Plan area. This approval consisted of 8 Vesting Tentative Tract Maps and 6 Site Development Reviews. Two neighborhoods, L-1 and L-4, received approval of their Vesting Tentative Tract Maps but Site Design Reviews for these neighborhoods were not processed at that time. The L-6 Neighborhood received approval ora Vesting Tentative Tract Map subsequent to the December 8, 1998 approval. The subject of this application, Subdivision 6956; Neighborhood L-l, is before the Planning Commission to receive approval of the Site Design Review for the single-family residential units to be constructed on the lots previous approved. The L-1 Neighborhood is located on the northeast side of North Dublin Ranch Drive which is the major loop street connecting Tassajara Road to the residential developments of Phase 1 of Dublin Ranch. The project site is bounded by openspace and the future Golf Course in Area A to the northeast, Neighborhood L-6 to the west, the neighborhood park and elementary school across Oak Bluff Lane to the south and Neighborhood L-5 to the east. Oak Bluff Lane forms the projects southern boundary and provides access to this neighborhood and the L-5 Neighborhood beyond. Centex is currently constructing home on Neighborhood L-5 directly east of the subject property. The property was graded as a part of the original grading operation for Phase I of Dublin Ranch. Fine grading of the lots will occur at the time of building permit issuance. A Site Design review is yet COPIES TO: Applicant Property Owner PA File Project Manage~ ITEM NO. to b e processed on the L-6 Neighborhood to the west but is expected to be submitted shortly. Parcel B, separating Lots 65 and 66, will provide fire and pedestrian access to the openspace area northeasterly of the lots. Parcel A, adjacent to Lots 90 and 91 at the far east end of the site, begins the landscaped openspace/stream corridor that runs along the park site and Neighborhood L-4. These parcels were reviewed and established during the original review of the Vesting Tentative Tract Map by the Planning Commission in December of 1998. This element of Dublin Ranch generally runs in a north/south direction and includes a 100 foot wide area planted in native shrubs and trees to replicate the drainage corridors previously existing in the hills. A public trail is included in this Open Space area and will eventually link to a regional trail system and the Village Center to the south. Issues such as walls, fences and perimeter landscaping were all considered as a part of the previous approval and will be further reviewed during the plan checking process. The application before the Plaaning Commission is for the design of the individual residential units to be located on these previously subdivided lots. ANALYSIS: Plan Description: Brookfield Homes Bay Area, Inc. is the applicant of the proposed project to be named Chantemar. Brookfield Homes is a developer new to Dublin. The applicant is proposing three different floor plans with various options available. The home range from 3,500 to 3,859 square feet. All plans are two story and feature differing garage configurations to break up the streetscape and create visual interest. The majority of the comer units are plotted with Plan 1 's which incorporate a single story garage element for both the "front-on" and "swing-in" garages to increase visibility and soften the edges of the comers with layering of setbacks. Formal dining rooms, eating nooks and family rooms are included in all floor plans. Three car garages are included on all plans with the Plan 1 and 3 offering both a front-on and a swing-in configuration. The Plan 1 locates the 2 car garage in the front-on position while the Plan 3 locates the 1 car garage in the front-on position. The Plan 2 places the garage at the rear of the lot with a two-car door and the third car space being in tandem which further reduces the dominance of the automobile on the streetscape. The following breakdown of square footage and bedroom/bath configurations is provided below: 1 3,500 4+ 3 3 2 2 3,770 5+ 4 2 + I 2 TANDEM 3 3,859 6 4 3 2 As mentioned previously, the Plan 2 has the garage located to the rear of the property. The driveway passes by the majority of the home through a porte-cochere on the B and C elevations. The inclusion of this type of a residential unit into the product mix will take the garage from the dominant position at the front of the home lessening the magnitude of both the paved driveway and the automobile. Neighborhoods L-2 and L-4 have incorporated a similar plan in their products but with much smaller square footage on smaller lots. Plans 1 and 3 have either a 2 car front-on garage with third car option as a turn-in or one-car front-on garage with a two-car turn-in configuration further downplaying the automobile on the front of the unit. Window-to-window conflicts have been reduced by the increased sideyard setback of the Plan 2 and the need to bring the driveway to the garage at the back of the lot or plotting the active side of one home against the passive side of the one on 2 the adjacent lot. The passive side of the adjacent home has either high windows or windows placed in such a manner that window-to-window conflicts reduced significantly. In several instances the curvilinear streetscape provides an opportunity to site the home on an angle increasing the side yard setback and eliminationg window-to-window conflicts. Architectural Style Description: Brookfield Homes proposes for the L-1 Neighborhood of Dublin Ranch Phase I, three unique architectural styles; the "Early California'(Spanish Colonial), "Italian Country" and "Monterey." Although each of the developers of the single family area homes of Phase 1 of Dublin Ranch have referenced different elevation styles for their homes, the five neighborhoods (including this one) all have common design elements that provide and coordinated and cohesive design theme for this portion of Dublin Ranch. The overall design intent is to emphasize the site's characteristics and strengthen the total image of this development. The diverse building massing and plan orientation of residential units is organized to create friendly, visually pleasing perspectives and make the L-1 Neighborhood blend with the L-5 Neighborhood to the east and the L-2 Neighborhood across North Dublin Ranch Drive to the south. Preliminary review of the homes proposed for Neighborhood L-6 (to be submitted and reviewed by the Planning Commission at a later date) indicate complementary architecture to take proposed by this project. The Early California or Spanish Colonial architectural style was common in developments during the 1920 to 1940's and has recently been seeing a resurgence. This style home encompasses simple building forms, hip roofs, stone accents, shutters and banding. The Italian County style has a more rustic feel will exposed rafter ends, combinations of hip and gable roof forms with tile embellishments, turret and shed accent roofs, deeply recessed and arched windows and wrought iron detailing for added emphasis. Monterey architecture is reminiscent of the older estate homes in the Monterey and Carmel neighborhoods along the Pacific Ocean. Porches on the second floor with deep roof cover and wood detailing on the railings, rustic shutters and gable roof forms with wood fillers differentiate the Monterey architecture from the other styles. Brick veneers and limited rafter tails further define this architectural style. Color and Materials: The applicant is proposing 9 separate color schemes; 3 for each building style. Each color scheme will incorporate a separate roof tile color that will allow for 9 different roof colors. CONCLUSIONS: Brookfield Homes proposal will add to the overall architectural theme already established for Phase 1 of Dublin Ranch, blending with existing products but also accentuating the architectural styles to keep the area diverse and interesting. Of all the lower density residential products currently under construction on Dublin Ranch, the incorporation of units having the garage located at the rear of the lot (similar to Neighborhoods L-2 and L-4), creates a streetscape that reduces the presence of the automobile and makes the environment more pedestrian friendly. Development of this tract will enhance Phase I and continue to provide a broad spectrum of housing opportunities. GENERAL INFORMATION APPLICANT: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: Kevin Pohlson Brookfield Homes Bay Area, Inc. 5960 Inglewood Drive, Suite 200 Pleasanton, CA 94588 Kevin Pohlson Brookfield Chantemar, Inc. 5960 Inglewood Drive, Suite 200 Pleasanton, CA 94588 North side of North Dublin Ranch Drive, West of Centex Development Neighborhood L-5, Dublin Ranch Phase I, Tract 6956. 985-003-03-2 (PORTION) Single Family Residential (0.9 to 6.0 du/ac) Single Family Residential (0.9 to 6.0 du/ac) Zoning: Land Use: Single Family Residential Planned Development Vacant/Mass graded for single family residential development. G:PA00-001 \PCSR.doc RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW FOR SUBDIVISION 6956 (NEIGHBOHOOD L1, DUBLIN RANCH PHASE l) AS FILED BY BROOKFIELD CHANTEMAR, INC. ON BEHALF OF BROOKFIELD HOMES BAY AREA, INC., PA 00-001 WHEREAS, Kevin Pohlson on behalf of Brookfield Homes Bay Area, Inc., has requested approval of a Site Development Review for Subdivision 6956, Neighborhood L-1 of Dublin Ranch Phase I to develop 91 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 Environ_mental 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 25, 2000; 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 thc following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application (PA 00-001), 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. ATTACHMENT // 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 enviromnent. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Site Development Review for PA 00-001 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 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: GENERAL CONDITIONS 1. Approval. PA 00-001, Neighborhood L-1 Dublin PL, PW Approval of Ranch Phase I, Tract 6956 is approved to develop 91 any plan single family detached homes open space and landscape parcels, a stream corridor and a trail. This approval shall conform generally to the plans, text, and illustrations contained in the applicant's application package dated received April 18, 2000, "Site Development Exhibit" as prepared by MacKay and Somps (Engineers) and in Sheets 2 through 25 prepared by Woodley Architectural Group, Inc., and 2 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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. Ail conditions contained in Various Various Times N/A Planning Commission Resolution No. 98-52, 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 hereto. 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 3 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: and void. The approval period for Site Development Review may bc extended six (6) additional months by I 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 thc 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 thc 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 bc of a roll-up type. Garage doors shall not intrude into thc public right-of-way. 12. Interior walls and Fences. All walls and fences PL Building COA shall conform to Section 8.72.080 of the Zoning Permit 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. Walls and fences shall be submitted for review and approval prior to the issuance of building permits for any residential unit. 13. Wall or Fence Heights. All wall or fence heights PW,PL Approval of shall be 6 feet high (except in those locations where Improvement 4 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: Section 8.72.080 of the Zoning Ordinance requires Plans and lower fence heights and where an 8-foot sound issuance of attenuation wall is required). All walls and fences Building shall be designed to ensure clear vision at all street Permits intersections to the satisfaction of the Director of Public Works. It is understood that, in some instances due to grading of the lots, walls will be greater than standard. These walls, and their associated height shall be provided for review and approval in conjunction with those referenced in condition 13 above. 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. LANDSC~p~G : : 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. NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 18. Final Landscape Plan Review. Thc 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 from yards and common PL Within 90 days COA areas shall be landscaped by the builder or of Occupancy i homeowner within 90 days of occupancy of each unit, unless prohibited by seasonal/weather problems. 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 Departmem 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. STAND~S . 25. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard approval allowing occupancy of any new home, the Unit NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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 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 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. NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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. Amhitectural 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). 26. Glare/Reflective Finishes - The use of reflective PL Issuance of MM finishes on building exteriors is prohibited. Building Permits Phased Occupancy 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 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: 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 phased occupancy plan, the presence of noise from the Sheriff's Department training facility 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 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, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street utility locations. 30. Plotting Plans - Plotting Plans for each phase of the PL 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 prior to submitting for building permits in each respective phase. ARCHITECTURE 31. Residential Units shall comply with the architectural NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: drawings submitted by Woodley Architectural Group, Inc., dated received April 18, 2000, 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 future 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. 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 l0 NO. CONDITION TEXT RESP. WHEN APPLICANT AGENCY REQ'D COMMENTS Prior to: Applicant/Developer shall comply with all applicable PO, Zone Improvement requirements of the Alameda County Fire 7, DSR, Plans I Department, Public Works Department, Dublin PL Police Service, Alameda County Flood Control District Zone 7, and Dublin San Ramon Services District. 37. Buil~ing 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 icheck. Each set of plans shall have attached an ann~ated copy of these Conditions of Approval. The notal~ions shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the armo~tated resolutions attached to each set of plans. Applicant/Developer will be responsible for obta!ning the approvals of all participating non-City agencies prior to issuance of building permits. PASSED, APPROVED AND ADOPTED this 25th day of April, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director G:00-00 I\PCRESOSDR.doc CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Community Development Department. Final building and site development plans shall be reviewed and approved bv the Community Development Department staffprior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 12 Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and week abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. 13