HomeMy WebLinkAbout99-019 ArchstnCmmnts 11/9/99 CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT FOR NOVEMBER 9, 1999
PROJECT:
PA 99-019, Archstone Communities Site Development Review
PREPARED BY:
Andy Byde, Associate Planner
DESCRIPTION:
Proposed revisions to the Site Development Review Conditions of Approval
for the Archstone Communities Apartment Project
RECOMMENDATION:
1) Open public hearing
2) Receive staff recommendation and public testimony
3) Question staff and the public
4) Adopt Resolution (Attachment 1) approving revisions to
Development Review conditions approved on October 26, 1999
the Site
Background
On October 26, 1999, the Planning Commission unanimously approved the Site Development Review for
Archstone Communities apartment project. On November 2, 1999, the City Council voted 4-1 to approve
the Mitigated Negative Declaration and the Planned Development Rezone for the project, subject to two
conditions: (1) provide two moderate income units in addition to paying the in-lieu fees for the remaining
175 units (Attachment 1, condition number 17) and; (2) work with staff to provide public art at one of the
comers of the project (Attachment 1, new condition 2).
Modified Conditions
In addition to the conditions required by the Council, staff also requests to modify a number of the Public
Works conditions and add additional language to the planning conditions. The changes requested are
perfunctory in nature. The revisions to the Public Works conditions are necessary because the conditions
contain language which refers to a Traffic Impact Fee (TIF). The City of Dublin currently has a traffic
impact fee for projects within the Eastern Dublin Specific Plan area however, there currently is no fee
within the remainder of the City. The text of the conditions which references the TIF should be deleted
(Attachment 1). Staff also request minor changes to Public Works condition numbers 7, 12, 15, 16, 21,
26, and 33 (Attachment 1).
Approval of the Site Development Review application is dependent on the approval of the Planned
Development Rezone. Staff therefore recommends a condition of approval of the Site Development
Review be contingent upon the approval of the Rezoning. The new condition should read "This Site
Development Review approval is contingent upon adoption of the proposed Mitigated Negative
COPIES TO:
Archstone
Edwin Omemick
PA File 99-019
Declaration and the enactment of the proposed Planned Development Rezoning by the Dublin City
Council, in the event that either the Mitigated Negative Declaration or the Planned Development
Rezoning is not adopted, this approval shall be null and void." This new language should be inserted
into condition number 1 of the Site Development Review Conditions of Approval (Attachment 1,
Condition 1).
The new language and/or conditions will be in bold italicized type, the deleted language and/or conditions
will be in strike-though.
GENERAL INFORMATION
PROPERTY OWNER:
APPLICANT:
LOCATION:
EXITING ZONING:
GENERAL PLAN
DESIGNATION:
ENVIRONMENTAL
REVIEW:
Edwin Omernick
6253 Dougherty Road
Dublin, CA 94568
Archstone Communities
Attn: Shyam Teggarsi
22320 Foothill Boulevard, Second Floor
Hayward, CA 94541
East side of Dougherty Road, north of Houston Place
6253 Dougherty Road
APN 941-550-5-1
Planned Development, Zoning Unit 1411
Medium-High Density Residential and Retail Office
A Mitigated Negative Declaration has been adopted by the City
Council
ATTACHMENTS
Attachment 1: Site Development Review Resolution containing recommended modifications to
Conditions of Approval and Resolution adopted on October 26, 1999
RESOLUTION NO. 99-31
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR PA 99-019,
ARCHSTONE COMMUNITIES APARTMENT PROJECT
WHEREAS, Archstone Communities has requested approval of a Site Development Review
consisting of 177 apartment units and related improvements on approximately 7.39 acres of land,
identified as 6253 Dougherty road and located along on the east side of Dougherty Road north of the
Houston Place. (APN 941-550-5-1 ); and
WHEREAS, a completed application for Site Development Review is available and on file in the
Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding
that with the implementation of mitigation measures contained in the Initial Study, there will be no
significant environmental impacts; and
WHEREAS, the Planning Commission did hold a public hearing on said application on October 26,
1999; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve
the Planned Development Rezone subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Site Development
Review:
1. Approval of this application (PA 99-019) is consistent with the intent and purpose of
applicable provisions of the Dublin Zoning Ordinance.
2. The approval of this application, as conditioned, will comply with the policies of the
General Plan applicable to the Medium-High Density Residential land use category, since it will allow
development within the density range allowed under the Medium-High Density Residential Land Use
Designation of the General Plan.
,ATTACHMENT
3. The approval of this application, as conditioned, will comply with the proposed Planned
Development Regulations for the project, which will allow for residential development at this location.
4. The approval of this application, as conditioned, is consistent with the design review
requirements contained in the Dublin Zoning Ordinance.
5. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
6. The approval of this application, as conditioned, will not adversely affect the health or
safety of persons residing or working in the vicinity or be detrimental to the public health, safety and
general as the development is consistent with all laws and ordinances of the City of Dublin and
implements the General Plan, as proposed for amendment.
7. 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 desirable environment for the development.
8. The subject site is physically suitable for the type and intensity of the approved
development.
Impacts to views are addressed, no view will be interrupted.
10. Impacts to existing slopes and topographic features are addressed as no slopes or
topographic features exist on this site.
11. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings have been incorporated into the project and as
Conditions of Approval in order to ensure compatibility of this development with the development's
design concept and character of surrounding uses.
12. Landscape considerations, including the location, type, size and coverage of plant materials
and similar elements have been considered to ensure visual relief and screening of potentially negative
elements.
CONDITIONS OF APPROVAL
SITE DEVELOPMENT REVIEW
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 Planning Department review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval. [BI Building, [PL] Planning Department, [PS] Police Services, [PWl Public Works,
IF] Alameda County Fire Department.
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1. Approval of the Site Development Review is valid for one (1) year, until PL On-going
November 2, 2000. If construction has not commenced by that time, this
approval shall be null and void. The approval period may be extended for six
(6) additional months by submitting a written request for extension prior to the
expiration date to the Community Development Director. Any extension will
be based on a determination that the conditions of approval remain adequate to
assure that the stated findin S 0f a?p[~o¥~! ~!! ?~ti~e t0 b~e~
2. ~;~
3. The Developer shall comply with all applicable City of Dublin Development PL On-going
Site Review Standard Conditions and City of Dublin Residential Security
requirements.
4. The Developer shall sign and submit a copy of the City of Dublin Standard PL OCC
Plan, Material and Maintenance Agreement prior to the occupancy of any unit.
5. All transformers, irrigation control boxes, backflow devices, valves, and PL BP
similar appurtenances shall be enclosed in vaults, fencing and/or painted om or
landscaped, as determined acceptable by the Community Development
Director. The location of these items shall be indicated on the final landscape
plans
6. The Developer shall comply with all mitigation measures adopted as part of PL On-going
the Mitigated Negative Declaration for this project as well as the Mitigation
Monitoring and Reporting Plan.
7. The Developer shall comply with all applicable Fire Department, Public PL On-going
Works Department, Police Service, Alameda County Flood Control District 7
and Dublin San Ramon Services District requirements. Prior to the issuance of
building permits or the installation of any improvements related to this project,
the Developer shall supply written statements from each such agency or
. department to the Planning Department, indicating that all applicable
conditions required have or will be met.
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8. The developer shall defend, indemnify and hold harmless the City of Dublin PL On-going
and its agents, officers and employees from any claim, action, or proceeding to
attack, set aside, void, annul, an approval of the City of Dublin or its advisory
agency, appeal board, Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other department,
committee or agency of the City concerning the proposed development;
provided, however, that the developer's duty to defend, indemnify, hold
harmless shall be subject to the City's promptly notifying the permitted of any
claim, action or proceeding and the City's full action or proceedings.
9. This permit shall be revocable for cause in accordance with applicable sections PL On-going
of the Dublin Zoning Ordinance. Any violation of the term or conditions of
this Site Development Review may be subject to the issuance of a citation.
10. The developer shall provide all units with cable TV and telephone PL BP
connections.
11. To apply for building permits, the Developer shall submit six (6) sets of B BP
construction plans to the Building Department for 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. The Developer will be
responsible for obtaining the approvals of all participating non-City agencies
prior to the issuance of building permits.
12. If occupancy is requested to occur in phases, then all physical improvements PL BP
within each phase shall be required to be completed prior to the occupancy of
units within that phase, except for items specifically excluded in an approved
Phased Occupancy Plan, or minor hand work items, approved by the Planning
Department. A Phased Occupancy Plan shall be submitted for Community
Development Director 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 buildings in
each phase and shall substantially conform with intent and approval of the Site
Development Review approval. No individual building shall be occupied until
the adjoining area is finished, safe, accessible, provided with all reasonably
expected services and amenities and separated from remaining construction
activity. Subject to the approval of the Community Development Director, 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.
13. The Developer shall have a special rental/lease disclosure with the wording PL BP
approved by the Planning Department. The disclosure form will be used as a
required disclosure for future tenants indicating the presence of possible
hazards. The disclosure statement shall describe:
A. Phased development with continued construction activity until project
completion may cause noise and dust.
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14. A final lighting plan shall be submitted to the City for approval, demonstrating PL, PO, BP
that the entire area will be adequately illuminated. Photometrics and lighting PW
plans for the site shall be submitted to the Planning and Police Departments
for review and approval prior to issuance of building permits,
15. All wall and fence heights shall be designed to ensure clear vision at all street PW BP
intersections to the satisfaction of the Director of Public Works
16. Prior to the final occupancy of any unit, the unit shall meet minimum health,
design and safety standards, including but not limited to the following:
A. The project entrance and all interior roadways and driveways shall be PW OCC
complete to allow for safe traffic movement to and from residential units.
B. All traffic signing and striping shall be in place. PW OCC
C. All streetlights and interior access and parking area lighting shall be PW OCC
energized and functioning. [PW]
D. All repairs to street, curb, gutter and sidewalk, which may create a hazard, PW OCC
shall be required or any non-hazard repair shall be complete or bonded for.
[PW]
E. Back-lit illuminated house ad&ess numbers shall be provided. [PL, FI PL, B OCC
F. Final site grading shall be approved by the Department of Public Works. B, PW OCC
[BI
G. All sewer clean-outs, water meter boxes and other utility boxes shall be set PW, B OCC
to grade, to the approval of the Director of Public Works. [PW]
H. Dwellings shall have received all necessary inspections and have final B, F OCC
approval by the Building Department to allow occupancy .[BI
I. All fire hydrants in streets providing access to the homes shall be operable PW, F OCC
to Public Works and Fire Department satisfaction. [PW, FI
J. All mail-box units shall be located at back of curb. B, PL OCC
K. Exterior lighting shall be provided for stairwells and dwelling entrances B, PL OCC
and shall be of a type and placement so as not to cause glare on to adjoining
properties or the Iron Horse Trail. [B, PL]
L. Lighting used after daylight hours shall be adequate to provide for security B, PL, P OCC
needs.
17. The provisions of the City's Inclusionary House Ordinance shall be satisfied PL BP
shall be paid prior to issuance
of building permits.
18. Final building plans shall include details of proposed trash enclosures in terms PL GR
of design, materials and colors. These items shall be approved by the Planning
Department.
19. The project shall comply with all parking provisions of the Dublin Zoning PL BP
Ordinance, including providing a 25 fi. back up space has been provided
behind garages underneath residences
20. Automatic garage door openers shall be provided for all garage units and shall PL, B OCC
be of a "roll up" type. Garage doors shall not intrude into public rights-of-way
or parking areas.
21. A final landscape plan shall be approved by the City's Landscape Architect, PL BP
including planting and irrigation components. The developer shall pay a
deposit to the Planning Department to have landscape plans checked.
22. Prior to the issuance of building permits, the Developer shall comply with PL, B, BP
and/or pay all applicable connection fees and development fees (plus annual PW
increases) in effect at the time of building permit issuance. This includes but is
not limited to traffic impact fees, regional traffic impact fees, inclusionary
housing requirements and building permit fees. The traffic fee for the project
is, based on the project traffic study.
23. Prior to issuance of building permits, the Developer shall pay fees to the B BP
Dublin Unified School District to mitigate all impacts to the District as a result
of this project.
24. Prior to the issuance by the City of any building permit, all utility connection DSR BP
fees, plan checking fees, inspection fees, permit fees and fees associated with a
wastewater discharge permit shall be paid to DSRSD in accord with the rates
and schedules established in the DSRSD Code. No sewer line or water line
construction shall be permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit will only be issued after all
of the items referenced in this condition have been satisfied.
25. Landscape plantings between the proposed project and the light industrial PL OCC
uses to the north, Dougherty Road to the west and Houston Place to the south.
The landscaping shall consist of dense, fast-growing, vertical trees, spaced
appropriately to provide maximum screening between the project site and
adjacent land uses.
26. No more than one parking space per unit shall be reserved; the remaining PL Ongoing
parking spaces should be available to visitors and guests alike.
27. Provide a pedestrian/cyclist circulation plan, which at a minimum provides at least PL BP
one access point to a public street from each building immediately adjacent to a
public street. (Subject to review and approval by the Community Development
Director.)
28. A minimum setback of 50 feet shall be established and maintained from the PL Ongoing
petroleum pipeline and any habitable structure on the project site.
29. Prior to demolition, perform a comprehensive asbestos survey by a licensed asbestos PL BP
abatement contractor which, at a minimum, is in accordance with the EPA's
National Emission Standard for Hazardous Air Pollutants (NESHAP) Regulation
and includes preventing emissions from asbestos containing material during
demolition.
30. The exterior living area noise level of the dwelling units shall not exceed 65 dBA B BP
and the interior noise level shall not exceed to 45 dBA.
31. Pole-mounted lights shall be equipped with cut-off lenses. The height of lighting PL BP
standards shall be limited to twelve feet;
32. Should archeological artifacts or remains be discovered during construction of the PL Ongoing
project, work in the vicinity of the find shall stop immediately until a qualified
archeologist can evaluate the site and determine the significance of the find. Project
personnel shall not collect or alter cultural resources. Identified cultural resources
shall be recorded on forms the County Coroner shall be contacted immediately.
33. All subsequent construction plans should incorporate the recommendations of the PW BP
geotechnical investigation. A registered Civil Engineer should design the grading
and foundation plans. A Registered Geotechnical Engineer should stamp and sign
the grading and foundation plans certifying that they conform to the
recommendations contained in the final geotechnical investigation.
34. The following measures shall be incorporated into construction specifications and PW Ongoing
shall be followed by the project grading contractor:
A. All material excavated or graded shall be sufficiently watered to prevent
excessive amounts of dust. Watering shall occur at least twice per day with
complete coverage, preferably in the late morning and at the completion of work
for the day;
B. All clearing, grading, earthmoving and excavation shall cease during periods of
high winds greater than 20 mph over one hour;
C. All material transported off-site shall either be sufficiently watered or securely
fastened to prevent escape of dust and debris;
D. All inactive portions of the construction site shall be planted and watered, if
construction is accomplished in more than one phase;
E. On-site vehicle speed shall be limited to 15 mph;
F. During rough grading and construction, Dougherty Road and Sierra Court (if
used for construction access) shall be swept at least once per day, or as required
by the City of Dublin, to remove silt ad construction debris;
G. Unnecessary idling of construction equipment shall be avoided;
H. Equipment engines shall be maintained in proper working condition per
manufacturers' specification.
35. The applicant shall place appropriate warning signs at the interface areas to PW Ongoing
minimize pedestrian and vehicular conflicts, subject to the review and approval by
the Dublin Public Works Department.
36. All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., PW Ongoing
Monday through Friday, unless alternative hours are approved by the Dublin
Building Official for structural construction and the City Engineer for grading
activities. Construction equipment, including compressors, generators, and mobile
equipment, shall be fitted with properly workin~ mufflers
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37. The applicant shall, prior to issuance of building permits, obtain a written Other BP
agreement with the Dublin Unified School District for the project's fair share
mitigation of school impacts. Any fees, which are required pursuant to the
agreement, shall be paid prior to issuance of building permits.
38. Fire Apparatus roadways must be installed, and fire hydrants in service, prior to the F OCC
commencement of combustible framing.
PRIOR TO THE COMMENCEMENT OF STORAGE OR FRAMING,
CONTACT THE CITY OF DUBLIN, FIRE PREVENTION DIVISION, AND
THE PUBLIC WORKS DEPARTMENT TO SCHEDULE AN INSPECTION
OF ROADWAYS AND FIRE HYDRANTS. (CFC 1998, SECTION 8704.2 &
8704.3)
A Knox key lock system is required. Applications are available at the Alameda
i County Fire Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA
94568. Please return the completed application with the building plans when you
submit for a permit or prior to final inspection for occupancy. (CFC Section 902.4)
39. An Opticom system is required in addition to KNOX for the entrance gates. F OCC
40. A 13R Fire Sprinkler system is required for this project. F OCC
41. Fire Alarms systems shall be installed in accordance with current codes. F OCC
42. Fire Hydrants shall be installed on site. The Fire Prevention Division shall approve F OCC
number and location.
43. Minimum Fire Flow shall be provided. F OCC
44. Fire Lanes are required and shall be recorded as EVAE. F OCC
45. Turning radius shall be a minimum of 42'. F OCC
46. Approved numbers or addresses shall be placed on all new and existing buildings. F OCC
The address shall be positioned as to be plainly visible and legible from the street or
road fronting the property. Said numbers shall contrast with their background (CFC,
1998, Section 901.4.4)
47. Fire Extinguishers are required for this project and may be field coordinated with F OCC
the Fire Inspector.
48. Insure monument sign is accessible to responding emergency equipment. The Fire F OCC
Prevention Division shall approve size and location.
49. As shown on the construction plans, Zone 7 owns the 24-inch Santa Rita-Dougherty Ongoing
Pipeline, which is located within a 15-foot easement. The required minimum cover
for the waterline is 3.5 feet. In addition, no permanent buildings, structures, or trees
shall be located within the easement area.
50. A Zone 7 encroachment permit is required prior to any work within the 15-foot BP
waterline easement. This permit will become effective upon payment of any
application fee and the deposit of an approved surety bond with Zone 7 and any
applicable inspection charges.
51. Two wells of record are shown to be within the project; if the well is not in use BP
and/or will not be used in the future, it must be properly destroyed in accordance
with State [~uidelines and a Zone 7 well destruction permit. If the well is not in use
currently, but will be used in the future, a statement of intended use should be filed
with Zone 7. Well 3S/1E 6C14 is a Zone 7 monitoring well. It should be marked
and preserved in a sampleable and measurable condition or replaced in kind under a
Zone 7 permit at a location approved by Zone 7. If it is to be replaced, it must be
properly destroyed under a Zone 7 permit. Additional information regarding this
well and the necessary Zone 7 forms can be obtained from Wyman Hong at (925)
484-2600, extension 235.
52. The applicant shall comply with all applicable City of Dublin Residential Security PS OCC
, Requirements.
53. The Developer shall work with the Dublin Police on an ongoing basis to establish an PS Ongoing
effective theft prevention and security program.
54. Entry gates to the site shall be designed for emergency access. PS OCC
55. Gated pedestrian entries shall be self-closing and self-locking. PS OCC
56. The perimeter security fence shall be at a minimum height of six feet. PS OCC
57. The Developer and/or Property Owner shall keep the site clear of graffiti vandalism PS Ongoing
on a regular and continuous basis. Graffiti resistant paints and materials should be
used.
58. An easy to read lighted directory and map shall be posted at all vehicle entrances. PS OCC
59. A final lighting plan shall be submitted for approval. Lighting for passageways PS OCC
between garage areas shall be included in the lighting plan.
60. The developer shall pay a Public Facilities Fee in the amounts and at the times set BP
forth in City of Dublin Resolution No. 60-99, adopted by the City Council on April
6, 1999, or in the amounts and at the times set forth in any resolution revising the
amount of the Public Facilities Fee.
61. The applicant shall pay an "in lieu" fee for neighborhood parks in accordance with, BP
pursuant to and at the times specified in the City's Quimby Act Ordinance, Chapter
9.28 of the Dublin Municipal Code. The in lieu fee for neighborhood parks is
calculated by the Public Works Director using the formula below.
Fee=AxBxC
D
A - for densities at or above 6.1 units/acres = 0.003 acm/unit
B - number of dwellings units
C - current market value of developable acreage
D - developable acreage
GENERAL CONDITIONS
1. Standard Public Works Conditions of Approval. PW Approval of Standard
Applicant/Developer shall comply with all applicable City Improvement
of Dublin Standard Public Works Conditions of Approval Plans through
(Attachment A). In the event ora conflict between the completion
Standard Public Works Conditions of Approval and these
Conditions, these conditions shall prevail.
2. Fees. ApplicanUDeveloper shall pay all applicable fees in Various Various times, Standard
effect at time of building permit issuance, including, but not but no later than
limited to, Planning fees, Building fees, Dublin San Ramon Issuance of
Services District fees, Public Facilities fees, Dublin Unified Building Permits
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 Park In-
Lieu fees. Unissued building permits subsequent to new or
revised fees shall be subject to recalculation and assessment
of the fair share of the new or revised fees.
3. Required Permits. Applicant/Developer shall obtain all Various Various times, Standard
necessary permits required by other agencies (Alameda but no later than
County Flood Control District Zone 7, California Issuance of
Department of Fish and Game, Army Corps of Engineers, Building Permits
State Water Quality Control Board, Etc...) and shall submit
copies of permits to Department of Public Works.
4. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect Completion
at the time of building permit.
5. Conditions of Approval. In submitting subsequent plans PW Issuance of Standard
for review and approval, Applicant]Developer shall submit Building Permits
six (6) sets of plans to the Engineering Department for
plancheck. Each set of plans shall have attached a copy of
these Conditions of Approval with responses to conditions
filled in indicating where on the plans and/or how the
condition is satisfied. A copy of the Standard Public Works
Conditions of Approval shall also be submitted which has
been marked up to indicate where on the plans and/or how
the condition is satisfied. Notations shall clearly indicate
how all Conditions of Approval and Standard Public Works
Conditions of Approval will be complied with.
Improvement plans will not be accepted without annotated
conditions and standards attached to each set of plans.
Applicant/Developer will be responsible for obtaining
approvals of all participating non-City agencies.
6. Refuse Collection. The refuse collection service provider PL, PW Occupancy of Standard
shall be consulted to ensure adequate space is provided to Any Building
accommodate collection and sorting of petrucible solid
l0
waste as well as source-separated recyclable materials
generated by the residents within this project.
or Parcel Map. ApplicanffDeveloper PW
shall have a person licensed in the State of California
prepare a ~ ~ or a Parce Map of the property,
and parcels affected by deeds of record, reversion to
acreage, right of way dedication, right of way abandonment,
and lot line adjustments for the project.
Removal of Obstructions. Applicant/Developer shall PW
remove all trees including major root systems and other
obstructions from building sites that are necessary for
public improvements or for public safety as directed by the
Director of Public Works (DPW).
Prior to issuance
of grading
permit
PW
Issuance of Standard
Grading Permit
Pi~bii~ ~i~e Ea;eme~i i}'~ications. Apl~ii;ahff PW I~uance of S'iandard
Developer shall dedicate 10' wide Public Service Grading
Easements adjacent to the right of way on the project side of Permit
all streets adjacent to the project. Applicant/Developer shall
dedicate a minimum 10' wide Public Service Easement over
joint utility trench lines, storm drain lines to the satisfaction
of DPW. Applicant/Developer shall also provide Public
Utility Easements per requirements of the DPW and/or
public utility companies as necessary to serve this area with
utility services and allow for vehicular and utility service
access.
10. Dedication and Improvement of Fire/Emergency Access. PW, F Approval of Standard
Applicant/Developer shall provide adequate access and Improvement
turn-around for fire and other emergency vehicles (42 foot Plans
minimum radii) per Alameda County Fire Department
(ACFD) standard requirements in all public streets. Internal
private streets and drive aisles shall be designed for fire and
other emergency vehicles to conveniently pass through (12
foot minimum lane width) and have access to all buildings.
11. Abandonment of Easements and Right of Ways. PW Approval of PW
Applicant/Developer or current landowner shall obtain an Improvement
abandonment from all applicable public agencies of existing Plans
easements and right of ways not to be continued in use.
12. Location of Improvements/Configuration of Right of PW Approval of PW
Way. All public sidewalks, handicap ramps, or other street Improvement
improvements in the curb return area shall be located within Plans
the public right of way. The location of improvements and
configuration of right of way shall be approved by the DPW
pr or to construct on A prec se ahgnment ~ ~i~ ~/
Boulevard shall be performed to determine the vertical and
horizontal control~0~ ~ffo~ Houston Place
Improvement and Dedication of Dougherty Road
ApplicanffDeveloper shall dedicate to City of Dublin roads
labeled as Dougherly Road for public street purposes (110'
wide right of way and 112' wide right of way for
deceleration lane) and shall improve streets to a width of
94' curb to curb (98' curb to curb for the deceleration lane),
as shown on the approved Site Plan submitted by Ruggeri-
Jensen-Azar & Associates (RJA) dated October 22, 1999.
An 8' wide sidewalk (6' wide in deceleration lane) is
required to be constructed on project side of road. At the
Director of Public Works discretion, construction of a raised
median along the frontage of the project on Dougherty Rd.
Improvement and Dedication of Houston Place
ApplicanffDeveloper shall dedicate to the City of Dublin the
roads labeled as Houston Place for public street purposes
(50' wide right of way) and shall improve the streets to a
width of 40' curb to curb, as shown on the approved Site
Plan Submitted by RJA dated October 22, 1999. A 5' wide
sidewalk is required to be constructed on the project side of
the road.
[Offsite]Improvement of Designated Traffic Mitigation
Improvement Projects. If not previously constructed by
another development, ApplicanffDeveloper shall pay their
fair share to improve designated traffic mitigation
improvement projects as specified in Es:ima:cd Project
e~ ....~m .... ~ r .......... , r-~o,~ ~-~t~ $ a Traffic
Study for the Proposed Archstone Apartments
Development, Table VIII in the traffic study prepared by
TJKM dated October, 27 1999, and as specified by the
DPW. Developer
.... r .............. ~/~i credits
for the construction of the improvements on
is adjacent to and to the benefit of
the project.
Improvement of Dougherty Road Right Turn Lane.
Applicant/Developer shall construct a 10' wide, 150' long
right turn lane including a 60' trans,t,on)~0~i~;
~ ~?~~~ for the project on
Dougherty Road, as shown in the Site Plan submitted by
RJA dated October, 22,1999 and shall be constructed to the
satisfaction of the DPW.
Decorative Paving. Applicant/Developer shall not
construct decorative pavement within City right-of-way
unless otherwise approved by the DPW. The type of
decorative pavers and pavement section shall be subject to
review and approval of the DPW. Decorative pavement
across entrances to all private streets shall be constructed to
the satisfaction of the DPW.
PW
PW
PW
PW
Approval of PW
Improvement
Plans
Approval of PW
Improvement
Plans
Various times, PW
but no later than
Issuance of
Building Permits
Occupancy of PW
any 1 building
Approval of PW
Improvement
Plans
12
Decorative Paving Plan. Where decorative paving is
installed in public streets, a Decorative Paving Plan shall be
prepared to the satisfaction of DPW. Pre-formed traffic
signal loops shall be used under decorative paving, and
sleeves shall be used under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under decorative
paving. Maintenance costs of the decorative paving shall be
included in a landscape and lighting maintenance
assessment district or other funding mechanism acceptable
to the DPW.
PW, ADM Approval of Standard
Improvement
Plans
Curb Returns. Curb returns for all interior streets shall be PW Approval of Imp. Standard
a minimum of 35 feet. Plans
Entrances. Both entrances (Dougherty Road and Houston
Place) shall have a minimum driveway width of 36feet, 18
feet in bound and 18 feet out bound.
Signing and Striping Plan. A signage and striping plan
shall be submitted to the Public Works Department for
review and approval. Said plan shall included dimension of
lanes and their configuration on Dougherty Road from
Houston Place from Dougherty Road to future Scarlett
Drive.
Sound Barriers and Mitigation Measures. All sound
barriers and mitigation measures included in the noise study
prepared by Wilson, Ihrig, and Associates dated September,
21, 1999, shall be incorporated into improvement plans.
Berm/soundwall combinations shall be used for required
sound barriers along Dougherty Road to reduce the apparent
height of the walls.
PL, PW Approval of Standard
Improvement
Plans/Issuance
of Building
Permits
ADA Requirements/Handicap Ramps. All handicap PW Completion of Standard
ramps shall comply with all current State ADA Improvements
requirements and City of Dublin Standards.
Drainage Study. Applicant/Developer shall prepare PW Submitted PW
Drainage Study of the watershed area that is affected by this Prior to Issuing
project to the satisfaction of the DPW. Grading Permit
Storm Drain Improvements. All storm drain PW Approval of PW
improvements and mitigation measures identified in the Improvement
Drainage Study and/or specified by the DPW shall become Plans
requirements of this project.
[Offsite]Storm Drain Improvements. All offsite storm PW Occupancy of PW
drain improvements needed to serve the project, as shown Any Building
on ~ Site Plan sabm:'~e~
shall be constructed and accepted for service as directed by
DPW.
[Offsite]Water and Sewer Lines. All offsite water and PW Occupancy of PW
sewer lines needed to serve the project, shall be constructed any building
and accepted for service as directed by DPW.
~3
Joint Utility Trenches/Undergrounding/Utility Plans.
Applicant/Developer shall construct all joint utility trenches
(such as electric, telephone, cable TV, and gas) in
accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, cable TV
boxes, blow-offvalves and any appurtenant utility items
thereto shall be underground and located behind proposed
sidewalk within the public service easement, unless
otherwise approved by DPW and any applicable agency.
All conduit shall be under the sidewalk within public right
of way to allow for street tree planting. Utility plans,
showing locations of all proposed utilities (including
electrical vaults and underground transformers) behind the
sidewalk shall be reviewed and approved by the DPW.
Location of these items shall be shown on the Final
Landscaping and Irrigation Plan.
PW Occupancy of PW
affected units Utilities
on streets adjacent to the project
shall be the City Standard cobra head luminaries with
galvanized poles. The streetlights shall be acceptable to the
DPW.
PW Standard
Improvement
Plans
' Line. The existing overhead utility pole PW
line adjacent to the project shall be placed underground.
Any Building
PW
31. Landscaping and Street Trees. The Applicant/Developer PL, PW Completion of PW
shall construct all landscaping within the site, along project Improvements
frontage from face of curb to site right-of-way, and all street
trees proposed within public service easements, to the
design and City of Dublin specifications, and to the
satisfaction of the DPW and Director of Community
Development. Street tree varieties ora minimum 15-gallon
size shall be planted along all street frontages and shall be
shown on Landscaping plans. Exact tree locations and
varieties shall be reviewed and approved by DPW. The
proposed variety of trees to be planted adjacent to sidewalks
or curbs shall be submitted for review to and approval by
the DPW. Root shields shall be required unless otherwise
determined by the DPW and the Director of Community
Development.
32. Landscaping at Aisle Intersections. Landscaping at aisle PL, PW Completion of Standard
intersections shall be such that sight distance is not Improvements
obstructed. Except for trees, landscaping shall not be higher
than 30 inches above the curb in these areas.
33. [Offsite]Traffic Signals. App!~za.':'~eve!er. er ~: PW when deemed Pw
rata :~ar: :f :~gna~[zat!zn at t~: fzl?:.Sng ~nterzeet~zn: t: the DPW
14
[ T~: :]gnal imprc;'cment: :~all accemmedato cenvcmion to
C~:t aft~: :igna! a~al! be th: reapanaiN!ib' :f Applicant~
D:v:Icp:r wit~ a :rgdit tc t~: Traffi: !mpa:t
af Dublin an~ ath:r prcp:~' ay:hera a!cng S:=-!:~ Driv: in
th: !natal!arian :frEe tra~: aigna!:.
!n th= ~v:nt ~hat a multi pa~' agrccm:nt far inamllatian af
34. No Paring Areas along Doughe~ Road PW Occupancy of PW
Applican~eveloper shall designate no p~king areas along Any Building
Doughe~ Road adjacent to the project area, ~d / or as
recommended in the traffic study prepped by TJX, dated
I October 27, 1999, and as directed by the DPW.
35. LA~A. Applican~eveloper shall cooperate wi~ PW Approval of PW
LAVTA to provide convenient access to public ~ansit, to Improvement
enhance local and regional mobiliw and integration of Plans
LAVTA with other public transit systems, and to locate bus
alignments, turnouts, se~ice stops, bus shelters and other
transit menities. The cost of procuring and installing
necess~ improvements to meet requirements listed above
shall be paid by ApplicanffDeveloper. Applican~eveloper
shall comply with all applicable requirements,? LAVTA
and as indicated in the le~er ~om "WHEELS dated
I October 6, 1999.
36. LAVTA Bus Passes. Applican~eveloper shall pa~icipate PW Occupancy of PW
in BAAQMD's Traffic Systems Management program and Any Building
provide a funding mech~ism to LAVTA for free bus
passes for employees prior to occupancy of any buildings.
37. Emergency Vehicle Access. In accordance with ACFD PW, F Approval of PW
requirements, the first li~ of asphalt concrete (AC) shall be Improvement
in place for the project prior to combustible materials Plans
entering the site or ~y ve~ical construction on the site.
38. Wells. Any water wells, cathodic protection wells or Zone 7, PW lssuance of Standard
explorato~ borings shown on the site plan that are known Grading
to exist, are proposed or are located during field operations Pemits
without a documented intent of future use, filed with Zone
7, are to be destroyed prior to any demolition or
cons~uction activiW in accordance with a well destruction
permit obtained from Zone 7 and the Alameda County
Department of Environmental Services or are to be
maintained in accordance with applicable groundwater
Other wells encountered prior to or
construction are to be treated similarly.
Requirements and Fees. Applicant/Developer shall
comply with all Alameda County Flood Control and Water
Conservation District-Zone 7 Flood Control requirements
and applicable fees.
Zone 7, PW Issuance of Standard
Building
Permits
40. Construction by Applicant/Developer. All project DSR, PW Completion of Standard
potable and recycled water and wastewater pipelines and Improvements
facilities shall be constructed by the ApplicanffDeveloper in
accordance with all DSRSD master plans, standards,
specifications and requirements.
41. Responsibilities for Developer. Applicant/Developer shall DSR, PW Approval of Standard
comply with all implementation of the "Water Efficient Improvement
Landscape Ordinance # 18-92". Plans
42. Postal Service. ApplicanVDeveloper shall confer with PL, PW Approval of Standard
local postal authorities to determine the type of mail units Improvement
required and provide a letter from the Postal Service stating Plans
its satisfaction with the units proposed. Specific locations
for such units shall be subject to approval and satisfaction of
the Postal Service, the Director of Community Development
and DPW. A plan showing the locations of all mailboxes
shall be submitted for review and approval by the DPW.
SITE DEVELOPMENT REVIEW
LANDSCAPING
1. Final Landscaping and Irrigation Plan. Applicanff PL, PW Approval of Standard
Developer shall submit a Final Landscaping and Irrigation Improvement
Plan, conforming to requirements of Section 8.72.030 of the Plans/
Zoning Ordinance (unless otherwise required by this Issuance of
Resolution) for review and approval of all plant varieties Building
and spacing, by the DPW and the Director of Community Permits
Development.
2. Prior Comments. Location, number, and species of all PL, PW Approval of Standard
landscaping materials shall be subject to the review and Imp. Plans/
approval of the City's Planning and Public Works Issuance of
Departments. Building
Permits
3. Fire-Resistant and/or Drought Tolerant Plant Varieties. PL, PW Approval of Standard
Final landscaping and irrigation plans shall include fire- Imp. Plans/
resistant and/or drought tolerant plant varieties in the plant Issuance of
palette.
Building
Permits
Lighting, Utilities, Drainage. Final landscape and
irrigation plans shall show location of all pedestrian
lighting, utilities, drainage ditches and underdrains at
bottom of slopes. Plans shall address planting trees within
public service easements and avoiding conflict with
utilities.
PL, PW
Approval of
Imp. Plans/
Issuance of
Building
Permits
Standard
Lighting. Lighting in landscaped areas throughout the
project shall be subject to review and approval of City's
Landscape Architect, Planning, and Public Works
Departments, in consideration of IES standards for lighting
in public/community areas.
PL, PW
Approval of
Imp. Plans/
Issuance of
Building
Permits
Standard
Landscape Setbacks. All planted areas between
roadways/drives/parking spaces and fences or other
roadways shall be 5' minimum. Minimum 8' landscaped
setbacks are required for side-yard fences on "reverse-
comer lots unless otherwise approved by the DPW. Street
tree plantings must be continued along all street frontages.
PL, PW
Approval of
Improvement
Plans/
Issuance of
Building
Permits
Slope Transitions. Adequate slope areas shall be provided PL, PW Approval of Standard
in all landscaped areas between streets/roadways/curbs and Imp. Plans/
fences to allow slope transition at top and bottom and Issuance of
adjacent to fences. Building
Permits
Bicycle Parking. Bicycle parking shall be provided near the PL, PW Completion of Standard
building entries. Improvements
Monument Signs. Design of any monument signs shall be PL, PW Completion of Standard
approved by the Director of Community Development to Improvements
assure compatibility with design elements of the project and
by the DPW to assure unobstructed traffic visibility.
STANDARDS
10. Health, Design and Safety Standards. Prior to final PL, PW Occupancy of Standard
approval allowing occupancy of any new apartment, the Unit
physical condition of the complex where the apartment is
located shall meet minimum health, design, and safety
standards including, but not limited to the following:
a. The streets providing access to the apartment shall be PL, PW Occupancy of Standard
complete to allow for safe traffic movements to and Unit
from the apartment.
b. All traffic striping and control signing on streets PW Occupancy of Standard
providing access to the apartment shall be in place. Unit
c. All street name signs on streets providing access to PL, PW Occupancy of Standard
the apartment shall be in place. Unit
d. All streetlights on streets providing access to the PW Occupancy of Standard
apartments shall be energized and functioning. Unit
e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard
which may create a hazard shall be completed to the Unit
satisfaction of the DPW and any non-hazardous
17
repairs shall be complete and/or bonded for.
The apartment building area shall be finish graded, PW, B Occupancy of Standard
and final grading inspection shall have been approved Unit
by the Building Department.
· All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard
utility boxes shall be set to grade to the approval of Unit
the DPW.
The apartments shall have received all necessary PW, B Occupancy of Standard
inspections and have final approval by the Building Unit
Department to allow occupancy.
All fire hydrants in streets providing access to the PW, F Occupancy of Standard
apartment shall be operable to City and ACFD Unit
standards.
All streets providing access to the apartments shall be PW, F Occupancy of Standard
improved to an adequate width and manner to allow Unit
for fire engine circulation to the approval of the DPW
and ACFD.
All mailbox units shall be in place and functional. PW, PL Occupancy of Standard
Unit
ENVIRONMENTAL REVIEW
11.
Energy Conservation. Building plans shall demonstrate the PL, PW
incorporation of energy conservation measures into the
design, construction, and operation of proposed
development.
Issuance of
Building
Permits
Standard
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission hereby conditionally approves a Site Development Review application as generally depicted
by materials labeled Attachment A, stamped "approved" and on file in the Dublin Planning Department,
which includes a Site Plan and Elevations prepared by Burke, Architecture, dated Received August 25,
1999, and a Preliminary Landscape Plan prepared by Land Architecture, and a Preliminary Grading and
Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received August 25, 1999, for PA 99-019,
which constitute regulations for the use and improvements of an 7.39 acre parcel generally described as
APN 941-550-5-1. The following conditions of approval are attached to this approval:
PASSED, APPROVED and ADOPTED this 9th day of November, 1999.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director