HomeMy WebLinkAbout6.2 VCC Exp&MasterPlan 2nd CITY CLERK
File # 450-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 3, 2003
SUBJECT: PUBLIC HEARING: PA 00-017 Valley Christian Center Expansion &
Master Plan - Planned Development Rezoning Stage 1 & 2 Development
Plan (2nd reading)
(Report Prepared by: Janet Harbin, Senior Planner) ~
ATTACHMENTS: 1. City Council Ordinance approving a Planned Development (PD)
Rezoning and Development Plan (with Rezoning attached as
Exhibit A-1 and Development Plan attached as Exhibit A-2)
RECOMMENDATION: ,~ ,~,//f. OpenPublic hearing and hear Staff presentation
Question Staff
Take testimony from the applicant and the public
4. Close public hearing and deliberate
nd
5. Waive 2 Reading and adopt the Ordinance (Attachment 1)
FINANCIAL STATEMENT: There is no financial impact, on the City at this time.
DESCRIPTION:
This is the second reading of an Ordinance approving a Planned Development (PD) District Rezoning and
Stage 1 and 2 Development Plan for the expansion of the Valley Christian Center. The proposed project
area is located within the westerly portion of Dublin and contains approximately 51 acres of land. The site
lies north of the 1-580 freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500
Inspiration Drive. The project site is located on a large knoll within the west hillside area which
overlooks central Dublin to the west and portions of Pleasanton to the south. The site is characterized by
steeply sloping hillsides facing Dublin Boulevard and the 1-580 freeway and properties to the east.
Existing topographic elevations range from a low of approximately 550 feet above sea level to a height of
approximately 830 feet at the top of a small knoll at the very northerly portion of the site. The existing
development on the site consists of a religious facility and related K-12 grade school.
The proposed project requires approval of a Master Plan development program consisting of a Planned
Development Rezoning and Development Plan (Stage 1 and 2) for the expansion of several buildings on
37 acres of the site and for 12.7 acres of undeveloped land for future study, a portion of which would be
under a conservation easement. Additionally, a General Plan Amendment was requested by the Applicant
for 1.4 acres of the site for future development of multi-family housing, to eventually construct 22
dwelling units; however, the request for the amendment was denied by the City Council. The Planned
Development Rezoning would allow the expansion of the existing 118,300 square foot religious facility
and school on the site by 187,000 square feet, as follows:
COPIES TO: Applicant
Consultants
In House Distribution G Z
ITEM NO. _
· Expansion of existing sanctuary (increasing the seating capacity to 2,000), pre-school, fellowship
hall and administration building to include 90,000 additional square feet;
· Construction of an additional 1,000 square feet to another pre-school facility;
Construction of a 45,000 square foot junior and senior high school administration building (and
increased enrollment of approximately 200 students);
· Construction of a new 15,000 square foot sports building;
· Construction of a new 30,000 square foot senior activity center;
· Construction of a new 6,000 square foot chapel building; and,
· New parking areas to be constructed along the west side of Inspiration Drive near existing parking
areas to accommodate the expanded buildings;
Planning Commission Action:
On April 22, 2003, the Planning Commission considered the project and adopted resolutions
recommending to the City Council the certification of the Final Environmental Impact Report; adoption of
an ordinance for the Planned Development (PD) Stage 1 and 2 Rezoning and Development Plan; and,
approval of a General Plan Amendment to change the land use designation on a 1.4 acre portion of the
property for future development of multi-family housing. Additionally, the Planning Commission
approved a Conditional Use Permit and Site Development Review for two new modular units, the
continued use of two existing modular units, a proposed electronic readerboard, and a Tentative Parcel
Map for the project.
City Council Action:
On May 20, 2003, the City Council heard presentations from Staff and the Applicant on the project, and
received comments from the Public. At the public hearing, the City Council adopted a resolution
certifying the Valley Christian Center Expansion Final Environmental Impact Report, and adopting
CEQA mitigation findings and a Mitigation Monitoring Program for the project. Additionally, the City
Council adopted a resolution making Findings related to the Planned Development (PD) Stage 1 & 2
Rezoning, waived the reading and introduced an Ordinance (Attachment 1) for the Planned Development
(PD) Rezoning and Development Plan for the expansion project.
The City Council denied approval of the General Plan Amendment to change the land use designation on
the portion of the property at the intersection of Dublin Boulevard and Inspiration Drive designated for the
future development of multi-family housing. The City Council determined that it was not appropriate to
change the General Plan land use designation of the 1.4 acre area from Public/Semi-Public Facility to
Medium-High Residential (14.1 to 25.0 du/ac) for that portion of the site based on traffic concerns, and
the lack of a signalized intersection at Dublin Boulevard and Inspiration Drive.
ANALYSIS:
As required by the City of Dublin Municipal Code, a second reading of the proposed Ordinance is
necessary prior to final adoption of the Ordinance.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open the Public Hearing; 2) Receive Staff presentation and
public testimony; 3) Close public hearing and deliberate; 4) Waive the second reading and adopt the
Ordinance (Attachment 1) approving the Planned Development (PD) Rezoning and Stage 1 & 2
Development Plan (with the Rezoning Exhibit attached as Exhibit A-1 and the Development Plan attached
as Exhibit A-2) for PA 00-017.
ORDINANCE NO. XX-03
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVE A RELATED
STAGE 1 AND 2 DEVELOPMENT PLAN FOR 49.7ACRES FOR PA 00-017 VALLEY
CHRISTIAN CENTER LOCATED AT 7500 INSPIRATION DRIVE
The Dublin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 49.7 acres of land located within the westerly portion of Dublin, north of the 1-580
freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500 Inspiration Drive
(APNs: 941-0022-002-06 & -07). The 1.4 acre parcel proposed for residential development shall
remain zoned as Agricultural District, and the map amended accordingly.
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and mainten~ce of the Propeay are set
fo~h in ~e Pla~ed Development (PD) Rezoning ~d Stage 1 & 2 Development Plan for the Project Area
(Exhbits A-1 & A-2, hereto) which are hereby approved. The Stage 1 & 2 Development consists of the
following:
1. A Plied Development (PD) Stage 1 Rezoning and Development PI~ for approximately
12.7 acres of the site located on the no~hwest side of Inspiration Drive; and,
2. A Plied Development (PD) Stage 1 & 2 Rezoning and Development PI~ for
approximately 37 acres of the site.
Any amendments to the Stage 1 & 2 Development Plan shall be in accordance with section
8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City
Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the
City of Dublin in accordance with Section 36933 of the Government Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 3rd day of June 2003,
by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:~PA#X2000\00-017\CC-PDord without resid.
2
Exhibit A-1
STAGE 1 DEVELOPMENT PLAN AND
STAGE 1 AND STAGE 2 REZONING/DEVELOPMENT PLAN
PA 00-017 - 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. 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.
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.
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.
3
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
Parcel 1. PD - Community Facility
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)
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.
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:
2 Modular units used as temporary classrooms until such time as the new classrooms are built
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 on the project plans
4
The Conditional Use Permit and Site Development Review for the modular buildings shall be
valid for no more than five (5) years after the effective date of the PD Rezoning. To extend this
approval beyond five (5) years, an application must be reviewed and approved by the Planning
Commission permitting the continuation of the use of this modular space. The modular units
shall be removed from the site upon occupancy of the permanent structures.
Any future proposals to light the playing fields will be subject to Site Development Review and
approval by the Planning Commission.
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree sales Lot
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
Parcel 2. A- Agricultural District
Permitted Uses:
Per the A Zoning District
Conditional Uses:
Per the A Zoning District
Accessory Uses:
As provided for in the regulations and procedures of the Zoning Ordinance.
Parcel 3. PD - Future Study Area
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.
Conditional Uses:
No conditional uses shall be permitted until established by a future Stage 2 Planned Development
Rezoning approved by the City Council.
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Accessory Uses:
No accessory uses shall be permitted until established by a future Stage 2 Planned Development
Rezoning approved by the City Council.
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 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, size and new area, Phasing Plan
Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. Sq. Ft. AREA Sq. Ft.
1 A Sanctuary 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
Facility/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 Center 10,000 1,000 11,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High 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.
Parcel 2 (1.4 acres)
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.
Parcel 3 (12.71 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS
3 Future Study N/A 12.71 N/A
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 orA 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.
Parcel 1. PD - Community Facility
Permitted Uses:
Place of Worship
7
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.
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:
2 Modular units used as temporary classrooms until such time as the new classrooms are
built
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 Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Camival
Christmas Tree Sales Lot
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
3. Stage 1 and 2 Site Plan.
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 Sanctuary 0 90,000 90,000
1 B Junior/Senior 9 45,000 45,000
High School,
Administration
1 ~ Recreational 0 15,000 15,000
8
Facility/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 Center 10,000 1,000 11,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High 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 m~mbers 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:
Parcel area and dimensions. As shown on the Project Plans.
Setbacks
Front 30 feet
Side 20 feet
Rear 30 feet
Maximum Height and number of stories:
Building Height Number of
(maximum) stories
A Sanctuary 50'* 3
B Junior/Senior High School, 50 3
Administration
C Recreational Facility/Indoor 35 2
E Senior Center/Adult Activity Center 40* 2*
F Chapel 40* 2*
D Day 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.
Building Separation: The minimum building separation for the buildings on Parcel 1 shall be as follows:
25 feet.
Accessory Structures: Accessory structure setbacks shall be as determined by the Dublin Zoning
Ordinance.
6. 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 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
l0
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.
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 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. Sta~e 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 exterior 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 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. Faqade 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 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.
G:pa00-017/CC-Pdord without resid
12
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