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HomeMy WebLinkAboutReso 078-90 DonlanCanyonPD RESOLUTION NO. 78 90 A RESOLUTION OF THE GITY GOUNGIL OF THE GITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING PA 89-125 DONLAN CANYON WHEREAS, the Paragon Group has requested approval of a Planned Development Prezoning, Tentative Map, and Annexation of 196± acres to allow 17 single-family lots on approximately 10 acres and 300 multi-family units on 16± acres with approximately 170± acres of open space in unincorporated Alameda County, west of Silvergate Drive, north of the western terminus of Dublin Boulevard; and WHEREAS, the Planning Commission held public hearings to consider the request on June 4, 1990; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Planned Development Prezoning subject to conditions prepared by Staff; and WHEREAS, the Planning=Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and WHEREAS, pursuant to State law (CEQA) and regulations, a Negative Declaration of Environmental Significance has been prepared; and WHEREAS, the City Council held a public hearing to consider this request on June 25, 1990; and WHEREAS, proper public notice of this request was given in all respects as required by law for the City Council hearings; and WHEREAS, the Staff Report was submitted recommending the City Council approve the Planned Development Prezoning subject to conditions; and WHEREAS, the City Council heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find: 1. The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and 2. The proposed prezoning will not have a significant environmental impact; and The prezoning, as conditioned, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services; and The prezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. BE IT FURTHER RESOLVED that the City Council hereby approves PA 89-125 Donlan Canyon Planned Development Prezoning subject to the general provisions listed below: GENERAL PROVISIONS A. Provisions Applicable to Single Family and Multi-Family Development Intent: This approval is for Planned Development Prezoning PA 89-125 Donlan Canyon. This PD District is established to provide for and regulate the development of multi-family dwelling units and custom single-family dwelling units. This approval prezones 10+ acres for PD low-density single family custom lots 17 units, 16+ acres for multi- family condo/apartments 300 units, and 170± acres open space/parkland. Development shall be generally consistent with the following submittals labeled Exhibit A on file with the Dublin Planning Department: a. Site Plan, Floor Plans and Elevation Plans prepared by Tanakatsubo Group consisting of 14 sheets dated received May 31, 1990. b. Preliminary Landscape Plans prepared by Camp and Camp Associates consisting of 5 sheets dated received May 31, 1990. c. Tentative Map prepared by Aliquot consisting of 7 sheets dated received May 24, 1990. d. Building envelopes prepared by CADP dated received April 25, 1990. Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. 10. 11. 12. 13. 14. 15. Except as specifically modified by the provisions of this PD District, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. The design, location and material of all fencing and retaining walls shall be subject to approval of Site Development Review unless Site Development Review requirement is waived by the Planning Director. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses subject to review and approval of the Planning Director and Public Works Director and Site Development Review approval. All landscape areas within open space and common areas shall be subject to approval of Site Development Review. Appropriate all weather surface vehicular access to open space (to existing ranch road north of multi-family project) shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. All signs established for identification of this project shall be subject to approval of Site Development Review in regards to location, copy and design. Except as may be specifically provided for within these General Provisions for PA 89-125, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 1). Except as may be specifically provided for within this PD, development shall comply with City of Dublin Residential Security Requirements (Attachment 2). CC&R's shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. The Applicant shall submit an Open Space/Landscape Management Plan subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review. A master trail system plan for the open space area shall be submitted and shall be subject to approval of Site Development Review. Fire buffer zone between development area and open space area shall be provided and maintained by property owners on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. The fire buffer zone including a list of acceptable plant materials shall be subject to Site Development Review approval. 16. 17. 18. 19. Required parking shall not be located within required setback'areas. The developer shall confer with local postal authorities to determine the type of centralized mail receptacles necessary and provide a letter from the Postal Service stating their satisfaction at the time the Site Development Review submittal is made. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. If centralized mail units are not required, the developer shall provide written documentation from the Postmaster stating the exemption. Minor modifications in the design, but not the use, may be approved by Staff. Any other change will require Planning Commission approval through the Conditional Use Permit review process or, depending on the magnitude of the modification, submittal of a new Planned Development Rezoning submittal. Proposed water tanks shall be sited and appropriately screened to diminish visual impacts. Site specific visual studies shall be reviewed during the Site Development Review application stages. B. Provisions Applicable to Single Family Residential 1. Yards (setbacks): The minimum requirement for yards shall be as follows: a. Depth of Front Yard (setback): 20 foot minimum Exception: 1) 10 foot minimum for units with side vehicular entrance garages (also see Building height exceptions) and 2) Lots 11, 12 and 13 may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints (based upon approved Tree Preservation Study) of the site prevent the development from complying with the 20 foot minimum setback. In no event shall the front yard setback for Lots ll, 12 and 13 be less than 5 feet from the garage. b. Rear Yard (setback): 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) Section 8.26.6.1 Alternate Provisions of Rear Yard (compensating yards) of the Dublin Zoning Ordinance shall apply to building additions; 2) 10-foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall); 3) Lots 11, 12, and 13 required setbacks will be determined by the approved Tree Preservation Study (see provisions # B6, 7, 8, 9 and 10); and 4) deviation or deck alternative to 15 foot minimum clear and level requirement subject to Site Development Review approval if demonstrated that grading will be minimized. In no case shall the required clear and level area be less than 5 feet. Side Yard (setbacks): 5 foot minimum with 25 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 1) 15 foot minimum side yard setback for street side yard of corner lot; 2) Lots 11, 12 and 13 setbacks subject to Tree Preservation Study (see Provision # B6, 7, 8, 9 and 10); and 3) decks may be provided when 5 foot wide minimum clear and level is not possible due to topography or vegetation subject to Site Development Review approval. d. General Development Provisions: Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. ii. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into required yards subject to compliance with building code requirements. iii. Accessory structures located in required yards shall be subject to the provisions of Section 8-60.20 through 8- 60.32, 8-60.59 of the Dublin Zoning Ordinance. Exception: 1) accessory structures shall maintain 3 foot minimum required setback; and 2) accessory structures located on Lots 4, 5, 6, 7 and 8 shall maintain rear yard setback in compliance with site specific visual analysis prepared during Site Development Review. Building Height: 35 foot maximum or two and one half (2-1/2) stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: 1) building height for units with garage 10 foot front yard setbacks, shall not exceed one (1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum; 2) maximum building height on Lots 4, 5, 6, 7 and 8 shall generally conform to the building envelopes established in Exhibit A. Specific height limits for these lots shall be subject to Site Development Review approval; and 3) Lots 4, 5, 6, 7 and 8 may deviate from the established building envelope, subject to approval of Site Development Review and additional site specific visual analysis. Lot Depth: 100 foot minimum. Lot size: 15,000 square foot minimum. Lot width: 40 foot minimum (street frontage), median lot width: 100 foot minimum. 10. ll. 12. Principle structures shall be prohibited within the dripline of the existing woodlands area located on Lots 11, 12 and 13 of the Tentative Map unless tree preservation study approved by the Planning Director determines that principle structures located within the dripline will not adversely impact the woodland area. Prior to issuance of grading permits and/or Site Development Review approval for Lots 11, 12 and 13 a detailed tree survey, horticultural report and tree preservation study shall be submitted to the Planning Department for review and approval. The tree preservation study shall identify everything necessary to preserve the existing trees on site including setbacks, drainage, irrigation, construction activity, and on going maintenance. Landscape features (such as decks, trellis, benches, spas) shall be permitted within the dripline of the woodland area on Lots 11, 12 and 13 subject to approval of tree preservation study. The on-going maintenance of the trees in conformance with approved tree preservation. study (see Provision B7 and 8) with the existing woodland area on Lots 11, 12 and 13 shall be the responsibility of the individual property owners of the lots in which the trees are located. Requirement for maintenance of said trees shall be incorporated into the CC&Rs. Parking: minimum 2 covered parking spaces per dwelling unit required. Except as specifically modified by the provisions of this PD (PA 89-125) District, the lots developed in the single family residential portion of this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. C. Provisions Applicable to Multi-Family Residential Setbacks Multi-Family A 20 foot minimum front yard setback is required. The setback is measured from the property line to the closest point of the building structure. Upon the developer's/applicant's acquisition of all or part of Parcel C, as shown on the tentative map, the setback shall be measured from the new property line created as a result of said acquision. Landscape features such as ponds, fountains, trellises, benches and pedestrian walkways or soundwall (as may be required by an acoustical study) may be permitted within said front yard setback subject to Site Development Review approval. A 10 foot minimum setback between building wall (the exterior side of building walls containing heated space) and parking areas/drive aisle/roadways shall be required. Building Height - Multi-Family The maximum permitted building height for residential buildings is 40 feet. Exception: Architectural features and elements may exceed this provision by a maximum of 2 feet. Gable elements may exceed this provision by 5 feet maximim. The maximum permitted building height for the recreation building is 35 feet. Exception: Architectural features and elements may exceed this provision to a maximum of 15 feet subject to Site Development Review approval. The perceived visual bulk and massing of buildings 1 and 2 shall be reduced through design modification to roof facade blending with background. Design, material, and colors are subject to Site Development Review approval. Accessory structures located within private open space areas (patio and deck areas assigned to individual units) shall maintain 3 foot minimum rearyard and sideyard setbacks. 8. The maximum building height for accessory structures within private open space areas shall not exceed 15 feet. 9. Accessory structures shall be subject to zoning approval, regardless of whether building permits are required. 10. Accessory structures within common open space areas shall be subject to Site Development Review and approval. 11. Master Plan for accessory structures identifying acceptable type/size, designs, colors and materials of accessory structures shall be submitted for review subject to Site Development Review approval. Parking Multi-family 12. A minimum of 2 parking spaces per unit is required. 13. A minimum of 1 parking space per unit shall be covered and assigned to a specific unit. 14. A minimum 15% of the overall number of parking spaces provided shall be reserved and designated on pavement for guest parking only. 15. 35% of uncovered parking spaces may be compact parking spaces. 16. All parking spaces shall be double striped. 17. Required minimum parking dimensions: - 7 A) Covered B) Standard uncovered C) Compact uncovered 9' x 20' 9' x 18' 8' x 17' Length reduction exception: A 2 foot overhang is permitted for covered car-port type, standard and compact uncovered parking spaces 18. Private vehicular accessways shall comply with the City of Dublin Preliminary Residential Condominium Development Guidelines (Attachment 3), with the exception that accessways with carport type covered parking may comply with Attachment 4, subject to Site Developement approval. Private Useable Open Space Multi-Family 19. Private and common open space shall comply with the City of Dublin Preliminary Residential Condominium Development Guidelines. 20. At-grade patios for the multiple family residential units shall be individually fenced and shall be supplied with soil preparation to accommodate future planting. Individual hose bibs for each ground level unit patio area shall be provided by the developer. The layout of the enclosed patio areas (as regards size and placement of concrete patio pads and the design of the enclosing fencing and retaining walls) shall be subject to review and approval as part of the respective Site Development Review submittal. Storage - Multi-Family 21. Separate individual lockable and waterproof storage space shall be assigned to each unit. Said storage space shall contain a minimum of 120 cubic feet with a minimum dimension of 4 feet. The location is subject to Site Development Review approval. Refuse Collection/Recycling Collection - Multi-Family 22. Refuse collection areas shall be provided within enclosed areas of solid and substantial materials. The design shall be compatible with the architecture of the project and the height shall exceed the refuse container. The size, design, location and number of refuse collection areas shall be subject to Site Development approval. 23. Recycling collection containment areas shall be provided in convenient locations throughout the project. The specific size, location, design and number of containment areas shall be subject to Site Development Review approval. Energy - Multi-Family 24. All multi-family units shall be provided with separately metered gas for hot water. All meters shall be screened from view within an enclosure that is compatible in design, location and materials to that of the building to which it is to be installed. 25. Exterior lighting fixtures in multi-family areas shall be energy efficient, fluorescent or metal vapor lighting. 26. Landscape design shall incorporate use of solar shading for south and west facing walls in multi-family housing areas. 27. Recreation area pools in the multi-family project shall incorporate solar heaters. The developer shall submit documentation that the number, size, location and design of the solar collector panels will suffice to provide adequate pool heating for a reasonable length of time in each calendar year. Heating of the pools may be supplemented by gas heaters. Miscellaneous Multi-family 28. Should the units be initially occupied as apartment units, all appliances shall either be replaced with new units or the initial buyers provided with a one-year's parts and warranty guarantee on all appliances. 29. A pedestrian circulation plan shall be submitted as part of the Site Development Review materials. The plan shall include section details of the pathway system and a detailed pedestrian walkway lighting plan. 30. Light standards (freestanding, pedestrian and/or wall mounted) utilized in this project shall be of a design which shields the light sources from view from off-site while providing for adequate security and safety illumination. Light standards shall be subject to review and approval as part of the Site Development Review submittal in regards to design, location, number and illumination intensity. 31. Handicapped ramps and access as required by Title 24, State of California, shall be provided (parking and walkways serving on-site ~recreational facilities). Handicapped parking stalls, appropriately signed, shall be provided evenly throughout the project with their location and design as part of the Site Development Review submittal and approval. PASSED, APPROVED AND ADOPTED this 25th day of June, 1990. AYES: Councilmembers Hegarty, Jeffery, Snyder, Vonheeder and Mayor Moffatt NOES: None ABSENT: None ATTEST: CITY OF DUBLIN RO. Box2340, Dublin, California 94568 · City Offices, 100 Civic Plaza, Dublin, CaLifornia 94568 CITY OF DUBLIN RESIDENTIAL SECURITY REQUIREMENTS City Ordinance No. 21-89 1988 Building Code Section 4101 Exterior doors· All exterior wood doors shall be of solid wood construction, no less than 13/4 inches thick or hollow metal doors. Except for sliding glass doors, exterior doors shall not have glazing larger than 2" unless glazing is 1/4" tempered glass. Locking devices. Exterior swinging doors shall have a lock on the latching device and an auxiliary cylinder dead-bolt. The dead-bolt shall be hardened steel and have a 1" throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring guard so it cannot be gripped with pliers or other wrenching devices. Double doors shall have the inactive leaf secured with flush bolts at top and bottom. The bolts shall be hardened steel 1/4" minimum in diameter and shall engage a metal strike plate to a minimum depth of 3/8". Strike plates. Strike plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior hinges and hinges of outswinging doors from the garage to the dwelling shall have non-removable pins. Sliding glass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened material and engage the metal portion of the sliding door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. Entry vision· All main or front entry doors shall be fitted with a viewing device having a field of view of not less than 180 degrees. Administration (415) 833-6650 · City Council (415) 833-6605 · Finance (415) 833-6640 · Building Inspection (415) 833-6620 Code Enforcement (415) 833-6620 · Engineering (415) 833-6630 · Planning (415)833-6610 TO g~50 ?'8-~9 Police (415) 833-6670 · Public Works (415) 833-6630 · Recreation (415) 833-6645 8. Windows. All accessible dwelling windows shall be secured as follows: a) Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. c) Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. d) Windows fitted with a crank type gear opening device shall be fitted with a positive window lock that engages metal to metal. Windows shall not be located within 40 inches of the locking device of any door unless protected by a steel grill with 1/4" minimum diameter bars not more than 2" on center or by a screen with 1/8" diameter wire mesh more than 2" on center mounted on the inside or glazed with 1/4" tempered glass. Garage doors. Vehicle garage doors shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the outside. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permited with an alternative form of locking device activated from the interior of the garage. Other garage doors shall comply with all of the provisions of this section. 10. Storage areas. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall comply with this section or have a minimum 3/8" diameter hardened padlock hasp. 1/9o CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s)· That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically· That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City.