HomeMy WebLinkAboutPC Reso 10-27 Valley Christian Center CUP/Amd Stg1/2 PD RESOLUTION NO. 10-27
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO AMEND THE STAGE 1/STAGE 2
DEVELOPMENT PLAN FOR THE VALLEY CHRISTIAN CENTER TO ALLOW A
TEMPORARY MODULAR BUILDING LOCATED AT 7500 INSPIRATION DRIVE
PLPA 2010-00009
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a
Conditional Use Permit to make a minor amendment to the adopted Stage 1/Stage 2
Development Plan for the Valley Christian Center (PA 00-017) to allow a temporary modular
building to provide additional classroom space; and ~
WHEREAS, the request is for a minor improvement which is temporary in nature and will
be used to support the existing school, the improvement will not result in an increase in the
number of students at the school beyond what is allowed in the Master Plan and the
improvements are similar in nature to other temporary facilities which have been permitted on
the property and therefore constitutes a minor amendment to the adopted Stage 2 Development
Plan; and
WHEREAS, the Stage1/Stage 2 Planned Development Rezone, including the
Development Plan, was adopted by the Council on June 3, 2003 (Ordinance No. 7-03); and
WHEREAS, Section 8.32.080 of the Dublin Zoning Ordinance allows the Planning
Commission, by means of a Conditional Use Permit, to make minor amendments to an adopted
Planned Development, upon finding that the amendment substantially complies with, and does
not materially change the provisions or intent of the adopted Planned Development Zoning
District Ordinance for the site; and
WHEREAS, the City Council certified an Environmental Impact Report (EIR) by
Resolution No. 92-03 pursuant to CEQA for the Valley Christian Center master plan in 2002
(State Clearinghouse Number 2002012070). The master plan project described and analyzed
in the 2002 EIR included a sanctuary, school classrooms, administrative buildings and other
related facilities and improvements. There are no substantial changes to the project or
circumstances and no new information requiring subsequent or supplemental environmental
review pursuant to CEQA section 21166. The certified EIR adequately covers the project and
no additional review is required because the proposed project allows for the construction of a
temporary building to support the school and does not allow for an expansion of the student ,
body beyond what was studied in the EIR. The resolution and certified EIR are incorporated
herein by reference and available for review at the Planning Division in the Dublin Civic Center '
during normal business hours; and
WHEREAS, the Planning Commission did hold a public hearing on May 25, 2010, for
this project; 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 Conditional Use Permit to allow minor modification to the adopted
Development Plan for the Valley Christian Center; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered the certified EIR, all said reports, recommendations, and testimony hereinabove
set forth. ~
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding the proposed
Conditional Use Permit:
A. Pursuant to Section 8.32.080 of the Dublin Zoning Ordinance, the Planning Commission
of the City of Dublin finds as follows:
The proposed amendment substantialfy complies with and does not materially change
the provisions and intent of the adopted Planned Development Zoning District Ordinance
for the Valley Christian Center because the proposed amendment will not allow
additional development potential on the site. The proposed Conditional Use Permit will
allow the Valley Christian Center to located temporary facilities on the site to support the
school, prior to the construction of permanent facilities on the site. The proposed
temporary facilities will not result in an increase of the maximum student body anticipated
in the Master Plan. The proposed temporary facilities are consistent with existing
temporary facilities which have been approved for the site to support the school prior to
construction of permanent facilities on the site.
B. Pursuant to Section 8.100.060 of the Dublin Zoning Ordinance, the Planning
Commission of the City of Dublin finds as follows:
1. The proposed amendment substantially complies with and does not materially
change the provisions and intent of the adopted Planned Development Zoning
District Ordinance for the Valley Christian Center and is compatible with other land
uses, transportation and service facilities in the vicinity because: the proposed
amendment will allow the Applicant to have temporary facilities to support the
school until permanent facilities can be constructed.
2. The proposed amendment will not adversely affect the health or safefy of persons
residing or working in the vicinity, and will not be detrimental fo the public health,
safety and welfare because: the modification will not allow additional development
potential, but will allow for a temporary facility to be located on the site.
3. The proposed amendment will not be injurious to property or improvements in the
area because: the amendment will allow for the construction of a temporary facility
and will not result in an increase in the total allowable floor area or improvements
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on the site.
4. There are adequate provisions for public access, water, sanitation, and public
utilities and services to ensure that the amendment would not be detrimental to
the public health, safety, and welfare because: the proposed project wiil be
located next to an improved site which has adequate water, sewer and utilities to
support the temporary facilities.
5. The subjecf sife is physically suitable for the proposed modifications because: the
modular building will be constructed in a vacant area, the building will not be
visible from the street, new landscaping will be installed around the building and
the proposed use of the.facility is consistent with the overall use of the site as a
church and schooL
6. The proposed amendment will not be contrary to development regulations or
performance standards for the site because: the site has been designated for
development with temporary and permanent facilities related to the church and
school uses.
7. The proposed amendment is consistent with the Dublin General Plan and fhe
purpose and intent of the Dublin Zoning Ordinance because: the amendment is
minor in nature and is only for a temporary facility.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby approve the Conditional Use Permit for PLPA 2010-00009 to amend the Development
Plan for the Valley Christian Center as shown on the amended Stage 1/Stage 2 Development
Plan incorporated herein and attached as Exhibit A.
PASSED, APPROVED AND ADOPTED this 25th day of May 2010 by the following vote:
AYES: King, Swalwell, Wehrenberg
NOES:
ABSENT: Brown, Schaub
ATTEST: (
1
:
- Pla nin o issio Chairperson
Plann~ngi~, nager
G:\PA#\2010\PLPA-2010-00009\PC Reso CUP.doc
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Exhibit A
STAGE 1 DEVELOPMENT PLAN AND
STAGE 1 AND STAGE 2 REZONING/DEVELOPMENT PLAN
PA 00-017, PA 00-017A, PA 07-030 and PLPA 2010-00009 - VALLEY CHRISTIAN
CENTER EXPANSION AND MASTER PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for
the Valley Christian Center Expansion and Master Plan project, located at 7500
Inspiration Drive. This Development Plan includes the Site Plan, Neighborhood
Landscape Plan, and Conceptual Architectural Designs dated February 5, 2003,
stamped "Received April 16, 2003", and labeled Exhibit A-2 to the Ordinance approving
this Development Plan (City Council Ordinance No. 7-03) and amended to exclude the
residential units and all references to residential type uses on Parcel 2, on file in the
Planning Department. The Planned Development Zoning District allows the flexibility
needed to encourage innovative development while ensuring that the goals, policies,
and action programs of the General Plan and provisions of Section 8.32 of the Zoning
Ordinance are satisfied.
This Development Plan has been amended by the Planning Commission pursuant to
Section 8.32.080 of the Dublin Zoning Ordinance which permits the Planning
Commission, by means of a Conditional use Permit, to make minor amendments to an
adopted Planned Development. The Planned Development is hereby amended to allow
the installation of a temporary modular building pursuant to PLPA 2010-00009,
The Development Plan consists of:
1. A Stage 1 Development Plan for Parcel 3.
2. A Stage 1 and 2 Development Plan for Parcel 1.
3. Parcel 2, as shown on the Project plans, is not subject to this Planned
Development Rezoning and Development Plan, and will remain zoned as A
Agricultural District.
The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the
Zoning Ordinance and consists of the following:
1. Zoning
2. Statement of proposed uses.
3. Stage 1 Site Plan.
4. Site area, proposed densities, size, areas, and Phasing Plan.
5. Master Neighborhood Landscape Plan.
6. General Plan consistency.
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Exhibit A to
Attachment 1
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7. Inclusionary Zoning Regulations.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of
the Zoning Ordinance and consists of the following:
1. Statement of compatibility with the Stage 1 Development Plan.
2. Statement of proposed uses.
3. Stage 1 and 2 Site Plan.
4. Site area, proposed densities
5. Development regulations.
6. Architectural standards.
7. Preliminary Landscaping Plan.
8. Dublin Zoning Ordinance - Applicable Requirements.
9. Compliance with PUD plans
STAGE 1 DEVELOPMENT PLAN
1. Zoning
A. Parcel 1 shall be zoned PD - Community Facility.
B Parcel 2 shall remain zoned A Agricultural District, and not subject to the
Stage 1 Rezoning and Development Plan_
C. Parcel 3 shall be zoned PD - Future Development Area.
D. Except as specifically modified by the provisions of this PD
District/Development Plan, the use, development, improvement and
maintenance of property within this PD District/Development Plan shall be
subject to the provisions of the A- Agricultural Zoning District for Parcels
1 and 3 and all applicable general requirements and procedures of the
Dublin Zoning Ordinance shall be applied to the land uses designated in
this PD District Rezone.
2. Statement of proposed uses
A. Parcel 1. PD - Community Facility
i. Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration Offices
Recreational Facility/Indoor & Outdoor
Senior Center/Adult Day Care Center (15 or more adults)
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Chapel
Other similar religious or school related uses or structures
determined to be substantially similar to the above, subject to
approval of the Director of Community Development. All other uses I
listed in the Community Facility Use Type are prohibited on Parcel
1.
ii. Conditional Uses:
No uses may be established by a Conditional Use Permit on Parcel
1 except for the following uses
Three Modular buildings used as temporary classrooms (consistent
with the Master Plan) until such time as the new classrooms are
built (Revised by Planning Commission Resolution 10- on .
Ma y 25, 2010).
2 Modular units to be used as administrative offices until such time
as the present administrative office building is expanded
Temporary practice field and weight/training building. (Revised by
Planning Commission Resolution 07-37 on Augusf 16, 2007).
1 Electronic Readerboard located on Building 3 on the project plans
The Conditional Use Permit and Site Development Review for the
modular buildings for the administrative office and temporary
classrooms shall be valid until such time that the permanent
facilities are constructed. The modufar units shall be removed from
the site upon occupancy of the permanent structures. (Revised by
Planning Commission Resolution 10- on May 25, 2010).
The temporary practice field and weight/training building shall be
allowed to remain on the site for a maximum period of ten years.
The field and building shall be removed from the site no later than
August 14, 2017. No permit extensions may be granted for the
building or the field. (Revised by Planning Commission Resolution
07-37 on August 16, 2007).
Any future proposals to light the playing fields will be subject to Site
Development Review and approval by the Planning Commission.
iii. Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
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Carnival
Christmas Tree Sales Lot
iv. Accessory Uses: As provided for in the regulations and
procedures of the Zoning Ordinance. ~
B. Parcel 2. A- Agricultural District II
i. Permitted Uses:
Per the A Zoning District
ii. Conditional Uses:
Per the A Zoning District
iii. Accessory Uses:
As provided for in the regulations and procedures of the Zoning
Ordinance.
C. Parcel 3. PD - Future Study Area
i. Permitted Uses:
No uses shall be permitted until established by a future Stage 2
Planned Development Rezoning approved by the City CounciL
Conservation Easement: A portion of the property shall be
maintained as open space under a Conservation Easement, or
other deed restriction acceptable to the Community Development
Director, City Engineer and City Attorney that precludes
development on the northern and eastern portion of Parcel 3
adjacent to the homes on Las Palmas Way. The deed restriction
shall not preclude landscaping.
ii. Conditional Uses:
No conditional uses shall be permitted until established by a future
Stage 2 Planned Development Rezoning approved by the City
Council.
iii. Accessory Uses:
No accessory uses shall be permitted until established by a future
Stage 2 Planned Development Rezoning approved by the City
Council.
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3. Stage 1 Site Plan
The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated
February 5, 2003, and "received Aprif 16, 2003" (hereafter, project plans) and amended
to exclude the residential units and all references to residential type uses on Parcel 2.
4. Site area, proposed densities, size and new area, Phasing Plan
A. Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. Sq. Ft. AREA Sq.
Ft.
1 A Sanctua 0 90,000 90,000
1 B Junior/Senior 0 45,000 45,000
High School,
Administration
1 C Recreational 0 15,000 15,000
Facilit /Indoor
1 E Senior 0 30,000 30,000
Center/Adult
Day Care
Center
1 F Chapel 0 6,000 6,000
1 1 Seminar rooms, 14,400 0 14,400
Fellowship Hall,
Administration
1 D, 2 Day Care 10,000 1,000 11,000
Center
1 3 Junior/Senior 8,800 0 8,800
Hi h School
1 4 Junior/Senior 32,600 0 32,600
Hi h School
1 5 Elementary 52,500 0 52,500
School
118,300 187,000 305,300
Phasing of Development: Development of Parcel 1, may be phased over time as
each building is constructed or expanded. Letters and numbers of buildings do not
imply sequence of timing or phasing.
B. Parcel 2 (1.4 acres)
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~ Parcel 2 may only be developed in conformance with the A Agricultural
District zoning regulations, and is not subject to the PD rezoning
addressed by this Ordinance.
C. Parcel 3 (12.71 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS '
3 Future N/A 12.71 N/A
Stud Area
Conservation Easement: A portion of the property shall be maintained as open space
under a Conservation Easement, or other deed restriction acceptable to the Community
Development Director, City Engineer and City Attorney, that precludes development on
the northern and eastern portion of Parcel 3 adjacent to the homes on Las Palmas Way
(see project plans). The deed restriction shall not preclude landscaping.
5. Master Neighborhood Landscape Plan
The Master Neighborhood Landscape Plan is shown on Sheet L-1 of the project plans
dated February 5, 2003, and "received April 16, 2003" (hereafter, project plans).
6. General Plan consistency.
Parcel 1. The proposed PD - Community Facility development of Parcel 1 is consistent
with the Public/Semi-Public designation of the Dublin General Plan.
Parcel 2. The existing zoning of A Agricultural District for Parcel 2 is consistent with the
Public/Semi-Public designation of the Dublin General Plan. No development plans are
proposed.
Parcel 3. Future Development Area. No development plans are proposed; therefore,
General Plan consistency is not an issue. A Conservation or Open Space Easement
will cover a portion of the parcel as shown on the project plans.
STAGE 1 and 2 DEVELOPMENT PLAN
1. Statement of compatibility with the Stage 1 Development Plan.
The Stage 1 and 2 Development Plan for the Parcel 1 of the development is consistent
with the Stage 1 Development Plan for the entire project.
2. Statement of proposed uses.
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B. Parcel 1. PD - Community Facility
i. Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
• Administration offices
Recreational Facility/Indoor
Senior Center/Adult Day Care Center (15 or more adults)
Chapel
Other similar religious or school related uses or structures
determined to be substantially similar to the above, subject to approval of
the Director of Community Development. All other uses listed in the
Community Facility Use Type are prohibited on Parcel 1.
ii. Conditional Uses: No uses may be established by a Conditional
Use Permit on Parcel 1 except for the following uses, as shown on
the Site Plan:
Three Modular units used as temporary classrooms until such time
as the new classrooms are built (Revised by Planning
Commission Reso/ution 10- on May 25, 2010).
2 Modular units to be used as administrative offices until such time
as the present administrative office building is expanded.
1 Electronic Readerboard located on Building 3
Temporary practice field and weight/training building (Revised by
Planning Commission Resolution 07-37 on August 16, 2007)
iii. Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair ~
Carnival
Christmas Tree Sales Lot
iv. Accessory Uses: As provided for in the regulations and
procedures of the Zoning Ordinance.
3. Stage 1 and 2 Site Plan.
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The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated February
5, 2003, and "received April 16, 2003" (hereafter, project plans) and amended to
exclude the residential units and all references to residential type uses on Parcel 2.
4. Site area, proposed densities and phasing plan for Parcel 1 on 37.0
acres. -
Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. Sq. Ft. AREA Sq.
Ft.
1 A Sanctua 0 90,000 90,000
1 B Junior/Senior 0 45,000 45,000
High School,
Administration
1 C Recreational 0 15,000 15,000
Facilit /Indoor
1 E Senior 0 30,000 30,000
Center/Adult
Day Care
Center
1 F Cha el 0 6,000 6,000
1 1 Seminar rooms, 14,400 0 14,400
Fellowship Hall,
Administration
1 D, 2 Day Care 10,000 1,000 11,000
Center
1 3 Junior/Senior 8,800 0 8,800
Hi h School
1 4 Junior/Senior 32,600 0 32,600
Hi h School
1 5 Elementary 52,500 0 52,500
School
118,300 187,000 305,300
Development of Parcel 1 may be phased over time. Letters and numbers do not imply
sequence of timing or phasing.
5. Development regulations. The Development Regulations for the Stage 1
and 2 Development Plan for Parcel 1 are as follows:
A. Parcel area and dimensions. As shown on the Project Plans.
B. Setbacks
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Front 30 feet
Side 20 feet
Rear 30 feet
C. Maximum Height and number of stories:
Building Height Number of
(maximum stories
A Sanctua 50** 3
B Junior/Senior High School, 50 3
Administration
C Recreational Facility/Indoor 35 2
E Senior Center/Adult Activit Center 40* 2*
F Chapel 40* 2*
D Da Care Center 40 2
A height increase up to 75 feet may be allowed if additional visual analysis of design
is submitted for consideration during Site Development Review, and the increased
height is determined appropriate.
* Subject to a visual analysis of design and Site Development Review.
Spires, crosses, steeples, and architectural appurtenances may exceed the specified
height limit, subject to Site Development Review, up to a total height of 80 feet for the
Sanctuary.
D. Building Separation: The minimum building separation for the buildings
on Parcel 1 shall be as follows: 25 feet.
E. Accessory Structures: Accessory structure setbacks shaU be as
determined by the Dublin Zoning Ordinance.
5. Architectural Standards.
The architectural standards for the Stage 1 and 2 Development Plan for Parcel 1 are as
follows:
A. Site Development Review. A Site Development Review shall be
required for any structure implementing the Development Plan and shall
be governed by the following Design Guidelines and the Zoning Ordinance
of the City of Dublin. In addition to the items required on the "Application
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Submittal Requirements for Site Development Review" the Site
Development Review shall address the following:
1. Statement of the site development concept. This concept shall
define an attractive and harmonious development theme for site
planning, architecture and landscape architecture.
2. Site development plan. This plan shall generally conform to the
Stage 1 and 2 Development Plan and shall show how unit density,
parking and access can be accommodated on the site.
3. Pedestrian Circulation: An on-site pedestrian circulation plan
shall be prepared and submitted at the time of Site Development
Review. Where appropriate, this plan will include transitions from
public rights of way to private walkways. Connections between
buildings and walkways encircling buildings shall be emphasized,
which limit or eliminate the need to cross any vehicular drive aisle.
In instances where pedestrian walkways and motorized vehicles
intersect a change in pavement material or treatment shall be
utilized.
4. Architectural plans, sections and elevations.
5. Addressing plan. The buildings should be addressed to ensure
that building numbers are easy to locate and read. A directory
board should be considered to aid in directing emergency
responders and other visitors.
6. Circulation plan. Circulation plan for automobiles, parking,
motorcycles, trucks, truck-loading spaces, pedestrians and
bicycles, including designation of fire lanes, curb radii, and truck
maneuvering templates. Access to and around buildings should be
addressed to aid in security patrolling and emergency access.
7. Traffic Mitigation. The requirements of the Traffic Study prepared
for the EIR for this Planned Development Rezoning and
Development Plan, and those of any addendum to the Traffic
Study, shall be implemented through Site Development Review and
' the conditions of approval thereof.
8. Final Landscaping Plan. A Final Landscaping Plan as described
in Chapter 8.72 of the Dublin Zoning Ordinance shall be prepared.
It should include a description of all proposed landscaping and
hardscape, a generalized plant palette with the location, size and
name of proposed plants and trees (both common and botanical),
fencing location and materials, and any additional information
required by the Director of Community Development. The plan
shall provide a clear understanding of the character, massing, and
site compatibility of the landscaping program. The Final Landscape
Plan shall conform generally to the Master Neighborhood
Landscape Plan of the Development Plan.
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9. Grading and Utility Plans. Final Grading and Utility Plans shall be
prepared and submitted.
10. Sign/Site Development Review. A Sign/Site Development
Review, including the specifications for each type of sign (when
approved).
11. Lighting Program. A Lighting Program shall be prepared showing
lighting of buildings, roadways and parking and should describe the
location and types of fixtures. Particular attention shall be paid to I
minimizing off-site spill of lighting from the project, security lighting ~
and lighting of pedestrian pathways.
12. Visual Impact Analysis. An analysis shall be prepared, including
view profiles, of the visual impacts of the each building to be
constructed in project, and be submitted with applications for Site
Development Review.
B. Site Design Guidelines.
1. Building siting. Wherever possible, buildings should be sited in
relation to each other to create a system of semi-enclosed and
usable outdoor areas.
2. Setback variations. Setback variations among buildings along a
street are encouraged.
3. All setbacks shall be landscaped.
4. State Regional Water Quality Control Board Best Management
Practices. The site shall be designed to institute State Regional
Water Quality Control Board Best Management Practices for storm
drainage. All parts of the site, including building pads, parking,
loading, access driveways and maneuvering areas shall be graded
and well-drained and shall be maintained at all times. Drainage
outlets shall include a sign reading "No Dumping/Flows into the
Bay"
5. Trash/Recycling Enclosures. There may either be a central
enclosure or each building shall provide adequate and accessible
interior or e~erior enclosures for trash and recycling facilities.
Exterior facilities shall be entirely enclosed by a solid fence or wall
and opaque gate no less than six feet in height and shall not be
located near any pedestrian access points or outdoor usable open
space areas. A roof structure acceptable to the Fire Department
shall be used for additional screening from 2 or more story
structures and to prevent winds from blowing refuse deposited in
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these enclosures. Detailed enclosure standards will be required as
part of Site Development Review.
C. Architectural Guidelines.
1. Overall architectural theme. An overall architectural theme is to '
be established for the entire site. Through architectural design, a
signature statement can be created to define the Valley Christian
Center Site and make it visually unique. Utilizing architectural
building materials and architectural design techniques, the Valley
Christian Center Site will project a statement to define this site.
The architectural design elements shall coordinate with any
vehicular and pedestrian signature elements. Additionally, buildings
shall be designed to reflect the criteria discussed in the project
Environmental Impact Report, subject to Site Development Review.
2. Fa~ade design. The front, side, and rear facades of buildings shall
be designed to provide visual interest to pedestrians and motorists.
If a building will visible from the rest of Dublin, care must be taken
to ensure that visual impacts are addressed. In such case,
emphasis should be placed on a design that would make a positive
visual statement for the City. Front and side building facades shall
include sufficient articulation to prevent long, horizontal elements
and uninterrupted walls. Additionally, the architectural design of the
buildings shall emphasize low profiles and rooflines, the use of
earthtone colors, non-reflective surfaces, compatibility with existing
structures on the site, and appropriate landscape screening.
3. Visual stimulation and coherent architectural design theme.
The design of windows, reveals, parapets and other architectural
features should promote a visually stimulating and coherent
architectural theme. Long stretches of windows shall be broken up
by perpendicular elements, such as building wall, trellises or
latticework.
4. Entries. Distinctive materials shall be used in the design of entry
areas to highlight these areas.
5. Roof treatment. Distinctive rooflines shall be introduced at
building entries. Rooftop mechanical equipment shall be screened
from view.
6. Outdoor Equipment Enclosures. Outdoor Equipment enclosures
will be allowed as required but shall be designed to accentuate and
blend with the other structures on site.
7. Preliminary Neighborhood Landscape Plan. The Preliminary
Neighborhood Landscape Plan complies with the Site Development
Review requirements above and consists of Sheet L-1 of the
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project plans dated February 5, 2003, and "received April 16, 2003"
(hereafter, project plans) and amended to exclude the residential
units and all references to residential type uses on Parcel 2.
8. Compliance with PUD Plans.
The project shall substantially comply with the project plans and
details shown in Exhibit A-2, except as modified herein. Such
project plans are incorporated by reference.
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