HomeMy WebLinkAbout6.3 Modify Condition #47 The Villages AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 12, 1989
REPORT PREPARED BY: Rod Barger, Senior Planner
SUBJECT: PA 89-041 Villages Planned Development Rezoning
request to modify Condition #47 of the Planned
Development approving the Villages
(PA 85-041.1).
EXHIBITS ATTACHED: Exhibit A: Draft City Council Resolution
recommending that the City Council approve the
Planned Development Rezoning request for PA
89-041.
Exhibit B: Draft Ordinance amending Zoning
Ordinance for PA 89-041.
Attachment 1: Memorandum from Public Works
Director dated May 11, 1989 assessing cost
impacts to City and Developer in regards to
Condition #47.
Attachment 2: City Council Resolution No. 31-
86 approving Planned Development Rezoning for
the Villages approved March 24, 1986.
Attachment 3: Planning Commission Resolution
No. 88-068 approving Conditional Use Permit to
modify existing Conditions #46c and #53 of PA
85-041.1.
Attachment 4: Applicant's cost estimates
associated with compliance with Condition #47.
Attachment 5: Letter from Applicant to Staff
dated March 29, 1989 requesting modification to
Condition of Approval #47 of PA 85-041.1 (City
Council Resolution No. 31-86) .
Attachment 6: Draft Planning Commission
Minutes from the meeting of May 15, 1989.
RECOMMENDATION: 1. Open public hearing and hear Staff
presentation.
2. Take testimony from Applicant and Public.
�1
3. Question Staff, Applicant and the Public.
I" 4. Close public hearing and deliberate.
5. Adopt Resolution regarding the PD Planned
Development Rezoning request for PA 89-041
(Exhibit A) .
6. Waive reading and introduce Ordinance
(Exhibit B) amending Condition #47 of
Planned Development PA S5-041.1 (City
Council Resolution No. 31-56) .
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i
COPIES TO: Applicant
-7X ON�ner
ITEM NO. PA 89-041
-1-
FINANCIAL STATEMENT: Please refer to Attachment 1 for financial
impacts.
ENVIRONMENTAL REVIEW: A mitigated Negative Declaration of
Environmental Significance has been previously
adopted for the original Planned Development
Rezoning for the Villages (City Council
Resolution No. 30-86) . The requested change to
Condition #47 meets the intent of the original
Mitigated Negative Declaration. Therefore,
this project has been found to be Categorically
Exempt from CEQA under Section 15305, Class 5
of the California Environmental Quality Act
guidelines.
DESCRIPTION:
I. BACKGROUND
On March 24, 1986, the City Council granted approval of the Planned
Development District (PA 85-041.1) for the 1165+ unit Villages at Alamo Creek
project. The Planned Development Rezoning (approved by City Council
Resolution No. 31-86 shown as Attachment 2) establishes development criteria
for the ultimate construction of the Village projects.
On November 21, 1988, the Planning 'Commission granted Conditional Use
Permit approval to modify existing Conditions #46c and #53 of PA 85-041. For
your information, the resolution granting the approval (#88-068) is included,
showing the revised wording (see Attachment 3) .
On May 15, 1989, the Planning Commission held a public hearing to
consider the Planned Development Rezoning request to modify Condition #47 of
the PD approving the Villages (PA 85-041.1) . The Commission recommended that
the Council approve the PD Rezoning to modify Condition #47. The issue is now
before the Council for consideration.
II. ANALYSIS
The Applicant is requesting the approval to modify Condition #47 of the
Planned Development approving the Villages (City Council Resolution No. 31-
86) . Staff has determined that it is appropriate to consider this request
through the Planned Development Rezoning process, to give the City Council an
opportunity to make a decision on this issue. The requested change is
significant enough to warrant a final action by the City Council through the
PD rezoning process.
Condition #47 of City Council Resolution 31-86 states the following:
Dougherty Road/Dublin Boulevard Intersection
The project developer shall pay for construction of a right-hand turn
lane, including curb, gutter and signal improvements, together with
restriping as necessary, to accommodate a free right-hand turn lane off
Dougherty Road and Dublin Boulevard. Improvements shall be complete or,
in the event that right-of-way acquisition has not been completed by the
City, funds shall be deposited with the City to cover the required
improvements prior to occupancy of more than 360 project units.
The Applicant would like to replace Condition #47 with the following wording:
The developer shall be responsible for installing the underground duct
work, vaults, and accessory- structures (excluding conductors,
transformers, switches or other electrical equipment) as required for
the future undergrounding of the P.G.&E. overhead wires on Dougherty
Road in the area of the street improvements provided for under Condition
#53. Developer shall provide duct work, and pull boxes for future
street lights, but no bases or poles. Developer shall stub out ducts
for all future services at the property line. Upon completion of duct
work street improvements, as provided under Condition #53, all
facilities shall be conveyed to the City for use in future
undergrounding of wires.
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The Public Works Director has indicated that the replacement wording is
acceptable. He has indicated that since a right-turn lane has already been
striped on Dougherty Road at Dublin Boulevard, the intent of the original
Condition #47 has been temporarily met. The City will become responsible for
the ultimate construction of the right-hand turn lane, including curb, gutter
and restripping as necessary, if this change is approved. Therefore,
mitigating traffic impacts at this intersection by requiring the right-turn
lane (as established by the Negative Declaration for the Villages) will be
satisfied.
For information purposes, the Applicant has provided cost estimates associated
with Condition #47 (see Attachment 4) . Also for information purposes, the
Public Works Director has provided a memorandum on cost impacts to the City
and Developer regarding Condition #47 (see Attachment 1) . The Public Works
Director feels that the requested amendment would benefit the City by saving
$87,205 in future underground utility construction costs.
III. RECOMMENDATION
Staff recommends that the City Council take the following actions:
1. Adopt the Draft Resolution regarding the PD, Planned Development
Rezoning request for PA 89-041 (Exhibit A) .
2. Waive the reading and introduce the Ordinance amending Condition
#47 of Planned Development PA 85-041.1 (City Council Resolution No. 31-86) ,
approving the Planned Development request for PA 89-041.
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RESOLUTION NO. 89 -
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR THE APPROVAL OF
PA 89-041, VILLAGES AT ALAMO CREEK PLANNED DEVELOPMENT REZONING REQUEST TO
MODIFY CONDITION #47 OF PA 85-041.1 (CITY COUNCIL RESOLUTION NO. 31-86)
WHEREAS, Ronald Nahas of Rafanelli & Nahas filed an application for a
Planned Development Rezoning request to allow modifications to Condition #47 of
PA 85-041.1 (City Council Resolution No. 31-86) , the Planned Development
approving the Villages at Alamo Creek project; and
WHEREAS, the Planning Commission held a public hearing on May 15, 1989 -on
said application at which time the Planning Commission adopted Resolution No.
89-022, recommending approval of the PD, Planned Development Rezoning request
for PA 89-041; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and has been
found to be Categorically Exempt; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the Staff Report was submitted recommending that the City
Council conditionally approve modifications to Condition #47 of PA 85-041.1
(City Council Resolution No. 31-86) ; and
WHEREAS, the City Council heared and considered all said reports,
recommendations and testimony hereinabove set forth; and
WHEREAS, the modifications will not have a substantial adverse affect on
health or safety or be substantially detrimental to the public welfare or be
injurious to property or public improvements.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby
find that:
1. This approval allows modifications to Condition #47 of PA 85-041.1
(City Council Resolution No. 31-86) as follows:
Condition #47. The developer shall be responsible for installing the
underground duct work, vaults, and accessory structures (excluding conductors,
transformers, switches or other electrical equipment) as required for the
future undergrounding of the P.G.&E. overhead wires on Dougherty Road in the
area of the street improvements provided for under Condition #53. Developer
shall provide duct work and pull boxes for future street lights, but no bases
or poles. Upon completion of duct work and street improvements, as provided
under Condition #53, all facilities shall be conveyed to the City for use in
future undergrounding of wires.
UNINT A
-1-
2. This permit shall be revocable for cause in accordance with Section
8-90.3 of the Dublin Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 12th day of June, 1989.
AYES:
NOES:
ABSENT:
Mayor
City Clerk
-2-
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO
PERMIT THE PLANNED DEVELOPMENT REZONING MODIFICATION TO CONDITION #47 OF PA
85-041.1 (CITY COUNCIL RESOLUTION NO. 31-86) FOR THE VILLAGES
AT ALAMO CREEK - RAFANELLI AND NAHAS REAL ESTATE DEVELOPMENT
The City Council of the City of Dublin does ordain as follows:
Section 1:
Chapter 2 of Title 8 of the Dublin Ordinance code, specifically Condition of
Approval #47 of City Council Resolution No. 31-86 (PA 85-041.1 the Planned
Development approving the Villages at Alamo Creek) is hereby amended as
follows:
Condition #47. The developer shall be responsible for installing the
underground duct work, vaults, and accessory structures (excluding conductors,
transformers, switches or other electrical equipment) as required for the
future undergrounding of the P.G.&E. overhead wires on Dougherty Road in the
area of the street improvements provided for under Condition #53. Developer
shall provide duct work and pull boxes for future street lights, but no bases
or poles. Upon completion of duct work and street improvements, as provided
under Condition #53, all facilities shall be conveyed to the City for use in
future undergrounding of wires.
Section 2
This Ordinance shall take effect and be enforced thirty (30) days from
and after its passage. Before the expiration of fifteen (15) days after its
passage, -it shall be published once, with the names of the Council members
voting for and against the same, in The Herald, a newspaper published in
Alameda County and available in the City of Dublin.
PASSED AND ADOPTED BY THE City Council of the City of Dublin, on this
12th day of June, 1989, by the following votes:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk DUT
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CITY OF DUBLIN
M E M O R A N D U M
Date: May 11, 1989
To: Rod Barger, Senior Planner
From: Lee Thompson, Public Works Director
Subject: Request from Rafanelli and Nahas to Eliminate and Replace
Condition #47 of Planned Development Rezoning for the Villages
at Willow Creek (PA 85-041.1)
Ron Nahas is asking to (1) eliminate the cost of moving several power poles
along Dougherty Road and (2) eliminate the requirement for the payment of the
cost of a new free right "turn lane southbound on Dougherty Road at Dublin
Boulevard.
Mr. Nahas is proposing to pave the required two lanes for southbound
Dougherty Road but to temporarily close off the median lane so as not to have
to move the power poles. He will, in lieu of the above required work, put in
all the underground conduit, pull boxes, and structures for undergrounding
the existing overhead lines, as well as conduit and pull boxes for street
lights. At some time in the future, the City would pay for pulling wires and
installing equipment for the underground utility system and for removing the
wood poles, thereby opening up -the second southbound lane of traffic.
Based on rough estimates from PG&E, the cost implications are as follows:
Cost to developer if no change in conditions:
1) Right turn lane, southbound Dougherty at
Dublin Boulevard $ 86,795
2) Moving power poles 78,962
3) Tax on power poles relocation 22,109
$187,866
Cost to City to underground utilities
if no change in conditions:
1) Substructures $113,000
2) Trenching 38,000
3) Pulling wires and installing equipment 175,000
4) PG&E re-engineering 23,000
5) Less wood pole credit (45,000)
$304,000
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Memo to Rod Barger
May 11, 1989
Page 2
Cost to developer if condition is changed:
1) Substructures, including street light conduit $118,000
2) Trenching 38,000
3) PG&E re-engineering 23,000
$179,000
ESTIMATED DEVELOPER SAVINGS: $ 8,866
Note that the developer can probably do this work at Tess cost with his
competitively bid contractor as compared to PG&E's estimate.
Cost to City to underground utilities and pay for
right turn lane if condition is changed:._
1) Right turn lane $ 86,795
2) Pulling wires and equipment 175,000
3) Less wood pole credit (45,000)
$216,795
ESTIMATED CITY SAVINGS: $ 87,205
This request is a cost-efficient request from both the developer's point of
view as well as the City's. The savings comes in through the cost waste in
moving the poles, then removing them in the near future, and a tai; savings
that the City would not have to pay but the developer does.
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RESOLUTION NO. 31-86
A RFSOUMON OF THE. CITY COUNCIL
OF THE CITI OF DUBLIN
----------------------------------------------------
APPROVING AND ESTABLISHING FINDINGS
AND GENERAL PROVISIONS FOR A PLANNED DEVELOP:M (PD) REZONING
CONCERNING PA 85-041.1 VILLAGES AT ALA.1-A CREEK -
RAFA;tELLI AND NAHAS PEAL ESTATE DEVELOP1,0fT
WHEREAS, Rafanelii and Nahas Real Estate Development is requesting
the City rezone approximately 135 acres lying in the northeast corner of the
City, to a Planned Development (PD) District for a planned residential/
commercial development of 1,165 dwelling units (including 1,019 multiple
family residential units and 146 lots for future develo�: ent of single family
residential detached units), a five-plus acre neighborncod park site, a 9,0OOT
square foot commercial site for future development as a convenience store, and
common open space parcels; and
WHEREAS, the Planning Cc=ission' did review the project at a
series of public hearings beginning with a noticed public hearing on February
18, 1986, and concluding with a public hearing on 'arch 17, 1986, at which
time the Planning Co-mission adopted Resolution No. 86-014 recommending
aDOroval of the Planned Development (PD) Rezoning request, PA 85-041.1; and
WHEREAS, proper notice of this request was g=ven in all respects
as required by law for the P=a lin? Commission hearings a nd the March 2!,
1986, City Council public hearing; and
WHEREAS, the Sta_f Report was submitted recommending that the
application be approved subject to conditions prepared by Staff and reflected
in Planning Commission Resolution No. `6-014; and
k'I)EE'.�S, tie City Council did hear and consider all said reports,
recommendations and testimony as herein set forth; and
WI.r,EREA,S, the City Council reversed with the Planning Commission's
recommendations regarding the proposed residential product type and density_ of
Village VII, determining that retention of the propo=sed `Iultiple Family
Residential, 12.75= dwelling units per Gross Residential dcre Development
Standard for Village VII, w�=e:. considered in conjunction with the proposed
Res"3°nL-� proposed in Village VI, was not
1'-:o-lot Single Family ��.....�'_I development
in conflict with the City's General Plan Policy Guidelines that call for the
avoidance of economic segreg_tien by City sector, and specifically call for
some of the units approved in tae subject property to be single family
residential-detached units; end
WHE.':E:1S, Dursuant to State and City environmental regulations, a
�!itigated Negative Declaration of Environmental SignifiC nce has been
previously adooted for t-e Re_o^fir., and Tentative `!sp requests (City Council
Resolution No. and
W11EREAS tr,e Ci.v C •unc-1 Minas that t2 _.pos24 rezoning, as
;odifi2u, is consis.e • ,;i t7 tie City General Plan and Policies; and
W11ERE:1S. t1,e Cit\• C0; ,c _`finds that tie rezoning will
I1Qt llav a L - - :il',__ .... ' �� _. Jt't; aRG
tiv1IrRE:iS, t .e re_-,nin� as modified, is approp_-iate for the subje,:`
In tern1s oL bci ,,� Co-:1^8t'_b12 tO existln- l n4 Uses 11 the area, and
Property
will not OCerbUrden public se- 1CF call
WIIERL''AS the rezonir, will not have sul)s:antisl adverse effects o::
h slth or satuty , or be subs.arltiall\• detrimental to the public Welfare, or he
injurious to property Or public iMprovements; 311,1
WHEREAS, there is little or no probability that the rezoning, as
nlo�lifiecl, bill be a do.triment to, or interfere with, the City's General Plan;
1 Iti I • •
110W, THEREFORE, BE IT RESOLVED TIIAT THE City Council hereby
approves the Planned Development (PD) Rezoning request PA 85-041.1 subject to
the following Conditions of Approval.
CONDITIONS OF APPROVAL PA 85-041.1
GENNERAL PROVISIONS
1. This approval is for a mixed use planned residential-commercial
development of single family and multiple family dwelling units and as a
small convenience store. Development shall be generally consistent with
the following submittals, modified to conform with Conditions of
Approval outlined below. Unit Counts in the respective Villages may
vary from the numbers initially proposed by a maximum of 5%, as long as
the unit total does not exceed the aggregate total indicated by the
referenced plan submittals.
A. Revised Illustrative Development Plan - Composite Plan - Proposed
by Anthony X. Guzzardo and Associates, Inc. , dated received
February 3, 1986.
B. The Villages at Alamo Creek Tentative vizo - Prepared by Tetrad
Engineering, Inc. , dated received July 31, 1985.
C. The Villages at Alamo Cree% - Villages 1-5 - Preliminary Floor
Plans and Building Elevations, cpnsistin; of 12 sheets, prepared
by Backen, Arrigoni and Ross, InE. , dated received July 31, 1985.
D. Alamo Creek: Villa?e VI - Dublin, Ca - Pr__iminary Site Plan and
Building 'Elevations, consisting of four sees, prepared by Aram,
Bassenian and Associates, Inc. , dated r_ce_':ed January 27, 1986.
E. The Villages at Alamo Creek_- Landscape Plan - Typical Unit
Cluster and Recreation, Center, Schematic park Plans and Site
Sections - Condittins Of five sheets, pre___red by Anthony M.
Guzzardo and Associates, Inc. , dated J ne 1=, 1953.
F. Proposed -lamo Creek !-orove:^,en`s, ,?-_dcr -11e�: Boulevard to
Contra Costa Countv Line - Consisting of six sheets, prepared by
Bissell and Karn, Inc. , dated received ,`a- 23, 1985.
G. Alamo Creek - Village I Convenience Store_ Study Schematic Site
Plan and Building Elevations. Dublin CA - Prepared by Backen,
Arrigani and Ross, Inc. , dated received st 2, 1985, as
modified by the submittal entitled, The :'..lases at Alamo Creek -
Village I - Revised Site Plan dated receive'" February 25, 1986.
H. Village - F10JC Control 'Maintenance Ro=': E-mergencv Fire Access
- Consisting of a sin le sheet; prepare:: b•: Anthony M. Guzzardo-
and Associates, Inc. , dated received De e-_er 11, 1985.
I. Cross Sections at Alamo Creek - Consist_,_ of a single sheet,
dated received February 6, 19S6.
J. Pr eliminary Parking AS Cnment Plan - V411112 1122:°_ ! - C0-1 Si Z i^.J C C
l-ee- dares: received December
single s':. _, - .
?,
Site DevelOpmz n i evie1: aPPr0\_:" for each p ass of projecC. shall n-
seclirZd prior t0 the recor:.3tion of the res^eC=ive Fin-a1 ".aos Or t1he
issuance Of buildill`o. per"lit;.
3. z ,nr n cDOC1�1C _''1' provided Io 1:__.._.. t`ese CJRCi_:v`E;S CL
aopro�'al , thz dz:, •elopnlent shall comply with Cit.: of Du51in Site
De�elonm�nt Revielr Standard Conditions (see attach^lent A).
Lt. Except, ZS 11;:]%' b� specificsll} provided for 1c_th4:, these Conditions of
,-
Approvnl , dO%,e'lODme11L shall comply' with City Li .Dublin Pol1Ce C2I'v �5
Ct3S:iial'ii Retiii1 '::t131 h,1111Ci11"' Security htQL'__c::.; nts (s-,e A-Ltnchm,'`nt B.
r 1 �
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5. Approval of this Planned Development is for two years as is specified in
Section 8-31.2(b) of the Zoning Ordinance, or as detailed on an approved
project phasing •schedule. The phasing plan outlined in the applicant's
letter dated February 27, 1986, is acceptable in terms of the timeline
cited for commencement of construction of the respective residential
Villages. The formal project phasing schedule shall elaborate on this
letter and detail timing of construction of all major project
improvements.
6. If the subject project is not subdivided, as proposed under Subdivision
5511, the project shall remain subject to the Conditions of Approval
established for that Subdivision, as determined applicable by the City
Engineer and the Planning Director.
AIR OUALITY
7. Roadway Improvements
The site plan shall be alto ed" to make provision of bus turnouts for
future transit plans servicing Dougherty Road and Amador Valley
Boulevard. Such turnouts shall be located along IL'I internal loop roads
in Villages Ii, ITT, IV, and V, or as requir_� Ly the Cit7 Engineer and
the local transit authority.
8. Particulate Control
A. Significant landscaping shall be provided along project streets,
including Dougherty Read frontage and :_aor Valley Road, to
partially filter pares=curate matter e- from those roads.
B. Dust Control measures, as approved b;. t-c Citv EIlQineer in
conjunction with the project's improve_ent plans, shall be
followed at all times during grading and construction operations.
Construction areas sna!l be sprinkled dur periods when work is
proceeding and du=Ind other periods, as _;�_i__�d, to jai ni'm_Ge t e
generation.of dust.
C. Construction areas shall be revegetated and h^e_omulcaed upon
completion of grading operations. Where feasible, hydrom-alch
shall be installed in stages.
D. C the extent r asi J_. , phased project CCcc�tr LC tiOn shall ba_c�-Tce
cut and Iill to avoid oI=—naullr.g, or izportation of material
along read'.:a;+s.
BTOLCGICAL RESOURCES
9. Loss of `ia;or Trees
A. Trees identified in the horticultural R=-_c__. prepared by hert
Science, Inc. , September- 20, 1985, ar:d the tree preservation
identif_c'ation list (Appendix A of thes_e Conditions) shsli be
preserved and protec=ez. The project :...-a_l imple'lent the Tree
Pr eSery L_C^. Design , ConStr uction, an' Guidelines
container: iI1 the FCr -Cl:it 'ral Repor`. :^, tie Creek channel ,
the aDpli zant shad i.Cv t-e responsib=1. v for implement4 tI1eS�
�ini^n^ period one •e_- -roG! the Com-'_I'.tion o-_
guidelir.e� nor a r._.._.::.... p _iod of c:. yea- _
Consti' .._;��.n., CI' Li! 1_ tie Ala,:.ed3 CO'::. _ _00. LOi!tT-0 I L'iS
��r Otic _ i.l:D1_C en.C_=_ 3CC�Dt3 the CC._....c_, ...._C'�\er _S _:? c?'.
B. A horticulturalist 'all develop a spe�-l_ic preservation plan for
presorvdtlon of trees identified -as "preSe'_•ved" and "high
�
probability to preserve" following development of final gr:;jinn
pinns. luring site pre 3ratlon and constr .:.tlon, a
h�)rtlClllt::r3liSt shall monitor and lf!D_•e^ent the specific
pi'EJc`1'\'3t1��n plan, and shall supervise cor truction activities,
e?})CC1:111_. oI'ad'ln` 3:1C. hrllalil , as nCe�e: C.^. l�lplc'!1!eni the E!13n
C. A revegetation plan for the creek shall be prepared and
implemented which includes the replanting of native species. The
re•iegetation plan shall- include provisions to aid new trees during'" "
early years through irrigation, fertilization, deer protection and
disease prevention.
D. New trees and shrubs shall be planted on both sides of the creek
as well as on new embankments to be constructed along the creek.
Trees shall be located above the maintenance road per Alameda
County Flood Control District Zone 7 specifications.
E. Two new trees of at least 15 gallon size shall be provided within
the creek tree planting plan area to�mit _ate the loss of each
existing tree over 2 inches in diameter. To the extent feasible,
new trees shall be of the same species as t::e trees lost. All
plans for additional tree planting shall be subject to review and
approval by Alameda County Flood Control District Zone 7.
F. Whenever possible, construction activitiEs shall be restricted
from within the drip lisle. At the maxi=u:,, no more than 40
percent of t .e area within the drip line for trees planted to be
preserved shall be altered.
C. Durino protect construction, damaged rco== shall be cut cleanly
with a saw. Trenches s,-:all be back-fii!E: as soon as possible to
avoid exposure of roots from dessicaticn. Irrigation during and
following construction shall be provided wne re necessary.
H. Suoplemec__- irrigation for trees subject to stress shall be
provided.
I. Positive heal lace a.,;2v from tree true:. _.__? be established _ad
water shall not be allowed to stand at tae case of the trees.
J. Ocen ar2aS c_cund t=ees to be preserve= Sa:c_i not be grllCD_d
cradjrc aC=i':it=�� are nor- recuired.
\. g2Il1C _,1_Ch shall be applied and maiatciE -d: under the trees
within t:?e development areas.
L. Horticu _moral care, monitoring of pest pon.ulation and the
�"1Cid2ZCe oL disease an": Co^ r of tre2f__.•fs hen l ecessarv, sn2'•_
be prcviiec. This censure shall apply to all trees -.with health
classi fi_- J' the HOr'1C''==ur21 Repo_ _: _, B, Or C and as
identif-e by the tree preservation identification list ( ppencix
A of theS_ Conditions) as "preserved" cr as havins a hijh or
medium Drc`abilit,; of preserved.
1. T mDor _e nce 73_ be s` er. _ Y trees e., are; s shall 1 cca ,.ruct _ � as tr s Y_o be
DreserveZ r:� exclu-e all equipment fro --••= the drib line.
All wOL 1 t0 trees to, be Dr_served S n__ be repaired pr O miptly,
with such repair and bruniac to be rer=..yei b a CL'a112i
arbovist.
A. 1'�!lpor'�l'; =�.1ciaz saa11 b_ provided d •_ cons�ructiOn for
those 3: e 1S O: _L`3r l:_DIt 1t not 1...e::4e z to be i i1C '.ticl witni..
J t ..,._ r? c?1 Oa d_.
H. 1 p an e n, r .
.i:.
the D�:.li1 IJr ta.`'_ l?iOJCtt.
C. :� Ie\'t� t.. i�il t�CIC_ 5:1:111 be lmplt'_i?1 Ce' Oil 811 recons:ruct''ij
Ch:11111P_1 ban,: :S a5 S-0071 as passible aft : COCSt?•uct1011 is CJ!iilll'tCt.
to Onhan,.: 'i ll.`arinn 11-11 itaL consistent proper chnnll°l
rninl.On;lncz. 101 floc .Oil,?rol. Such r \', -:?t1O:1 Plans S nil
incluclo ti'' toll, lily
1) Use of trees, shrubs and vine species native to the region.
2).. Use, of. shrubs ,,,kith high, wildlif e value on the lower channel
slopes.
t
s
3) Use of indigenous tree species, such as valley oak, live oar
and buckeye, on the upper channel slopes above the
maintenance road, together with shrubs and vines to
approximate a natural riparian cor=unity.
4) Planting of trees on the upslope sire of the channel
maintenance road.
5) Trees, shrubs and vines may be es=a l-4-S hed from seeds, liner
stock or small container stock (one gallon) or hydromulch
where feasible.
6) Undertaking of an irrigation program to aid survival of
wood; plants during the first few 'Nnere feasible,
fixed irritation shall be install-:.
7) Inclu-sion within the revegetation plan of portions of the
existing riparian corridor which are intended to be left in
their present condition., includiS Dr0711'sions for native
trees, shrubs anC vines, where t Co not now exist.
8) Obtaining the approval of:Alameda 'Cocntp Flood Control
District for the revegetati on plan, ..ich shall be
Consistent with Flood Control ra_.._=-_nce requ:re:re n. ts.
9) Provision or reveSetation along _ e riparian. ccrriaor an
the succes_Sful es-ablishment o= a=_-tines. Subzeauent
maintenance and -=acement of 7E` _On I__^. the Strum
cr ani.°_! :ill be the applicant's .eS:OC'_s_bi 1x:7 for one ya=_
followi ng ccmplet'_on of constructic_..
D. Drop St_ .:CtUreS Sna_1 nn-r-= exceed a I%a:{1== '-e*5:;C C= t'..o
Shall be constructed _,n. a manner the De__._Ie : of Fish and GEnme
approves.
11 .
Construction Fa-se Impacts
A. Earth mo':inS shall be undertaken and C3 out during the r
serscn.
b• Prior t0 winter rains, ail bare ground s---- be hvl4ros--eded. -f
gradin, is undertaker during winter tiT e c_-ditions, a plan shall
be submitted for stabilization and con_t.o o erosion:. Such plan
m3v incluC'e mec`anica! 5011 Stapili:?tic - Seth-`°nD . -r.e_s., and
settling poncs.
C. Conditions of the California Depart-men: of Fish. and Care Stream
Alteration Permit shall be followed tD -,__.____e erosion during
construction in the creek channel.
Sear.:eE;t Co%_rol Shall be use __ _.. C'_..s�ruCt_0:; or e
C0 rod::C� o`:cIIl�71t 0. __1 0:11:1 other :c__-c.._ ir0 in: =_t2.
Ill Crd�' tC Cr0t2Ct �•�•�.. t_,2 rip r i_:, _Z0 a d o_: L trees
from Cons L: .:Ct=0x1 equ ..e.;t, Vailicu12 r I, v, :'. =Din" OC
t2' it 3`.:i. l•.2 `.I is. E?r:..._ �t intendc�i: c 1u'?
prC)r-CCtC':; tCit.1 �`i :1Ciilo.
12. Lon, Term Ininact_ _
lillnl;ill us:'_ 0[ th•.'_ riparian Corridor and Str'3'. l el si111 be
rz�-stricted ani i, \,hz?re fee i��:, fencing erec.:eZ _For purpose .
-5-
ENEP.GY
-• 13. All units shall -contain- standard, a-7allable energy saving
devices, and shall be insulated in accordance with Title 24, State of f
California Administrative Code. All buildings shall be designed to
comply with Title 24 Energy Regulations.
14. 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.
15. Exterior lighting fixtures in multi-family areas shall be energy
efficient, fluorescent or metal vapor lighting.
16. Landscape design shall incorporate use of solar shading for south- and
west-facing walls in multi-family housing areas.
1
17. Recreation area pools in the multi-family project shall incorporate
solar heaters. The developer shall submit dccuMentation that the
number, size, location-and design at 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 gay be supplemented by gas
heaters.
. HYDROLOGY AND WATER OLALITY
18. Increased Flows
A. The capacity of the AL a-o Creek channel shall be increased
sufficiently to meet the future flows of this project and
future buildout of the Alamo Creek drainage (as established by _r.e
Hvdraulic Analyses of Alamo Creek, Ala-eta and Contra Costa
Countv, prepared by =sel and Karn, Inc. , 1984}.
B. Drop structures she!-'- be installed as .._ec__ to reduce the
velocity in Ala ao Creek. to the 5-7 f.p.s. __nfie and to reduce
erosion caused by the existing creek. T e drop structures shall
conform to the Depart-ent of Fish and G_=am,� re quire-'eats, as
follows: Dr Op structures shall be of a he_2ht no greater than two
feet, and the area ii-minediately dOwnstrea of the Crop structure
shall be le. in a natural state. I= a :. -Led or pooled area of _
minimum di:[ensicn Of t•,;e feet deep and sin feet out fro:[l the drop
structures iS foruieQ which allows fish to c.^,ngrecate and migrate
upstr earl at peak Ilows, then a concrete base below the new drop
structures may be used. It concrete is no: used, then a two foot
headwall COe er than the drop structures _-all be installed to
prevent uneercuttin .
C. Alamo Creek shall be real_c'ned to reduce e.osien and severe bends
within the channel and to stabilize the existing unstable slides.
D. The applicant shay_ be responsible for to project's proportionate
share of the test of flood control i7:. _e ts, w`:ica a:e
anticipated to be s_e'-_ cslly two box O: sl_e
SllfflCierit to 3CcO--.'c�J;to 100-}'ear 1ioo �_. , to be installed -..
the i,laC,14 Creek ;nel it a o •7 i
~eek c��� undo_ Amador 1•a' o 1 \a 1 . Th
project's s hOre of the i.orovement colt ___ be calculated based
on the project's ��\e_a_l contribution _-e increment i increase
in the ll-�c`t1h I1�`: .l�'•;S to that. r�h.�teQ liDStrc�:lia
increZso . fro:-,I Iuturi� deve lopment. V
E. Six-foot blsck clad chain link fencin, s2=1 be installed by the
applicant alon- both sides of the creek. For that portion of the
creek with_I1 thy' Dry` osoJ neighborhood park.. the apt lic-ant shall
l)C reSL�JGSlblc'. elt c'_ to construct the fea„e along, the creek
right-of-W3)-, or to contribute all amo.:nt in CaSil equal to the
cost to l`rp\'lde materials ;1^.0 _?1�t3113t10:h, It an
alternate design or location, for Said fan ci11;" iS .esstablished. i?j
the City.
-6-
7.
19, Increased Erosion and Sedimentation
A. • : Grading within-Alarno -Creek shall -be- limitHd,to- the period f rorn
April 15 through October 1 of each year,
E. An erosion control plan shall be prepared b; the developer's
Engineer and submitted with the grading plan. The plan shall be
in use until permanent storm sewers have been installed and-
streets paved, and then these erosion control plans shall be
modified to the new Conditions. . Erosion control plans shall
include, as required, hydromulching cut-and-fill slopes, sediment
barriers, and sedimentation basis and pons. Grading shall be
conducted in such a manner that standing rater is not retained in
the vicinity of trees to be preserved.
C. A permanent revegetation plan shall be prepared for revegetation
of the channel, consistent with the requirements of Alameda County
Flood Control District Zone 7.
D. Culverts discharging into the stream channel shall be constructed
in such a manner as to avoid erosion b7 providing impervious
spillways on the side slopes into the gotten of the channel
E. Final im.provement pans prepared for t.:c c anna1 shall maintain
the maximum amount of existing channel e2e:a_ion feasible and
shall preserve existing tree stands identified in the
-Horticultural Reoort, The Vil -
lae6s of Ala o Cree,, September 20,
1985, prepared by core Science, Inc., and subsequent tree
preservation and protection analysis cont3ineai in Appendix A of
these Conditions.
Ml`i1CIPAL SERVICES A`+7 FACILI!lES
20, water SL'DD1V
A. The project all E:.-=nd Water service =_ it-c c::_re.1 t 1GCat_c
at Stageccacn Road an..: —na•=or Valley Bc--aie- and to the project.
B. The projec- shall incorpor-ate all reascnE_le water conservation
measures inclludin, .dater conservation cc_ -v!icances and separate
metering o= ti
has for c:. .dater hea °_ters. Drol.ect Architect,
Civil Eno4nee_r, s,^:ail provide a letter tJ t-e i'1a1i11Iig DiLeCtOr __
r
Building I.^.sDector t`le water conse_':ant toilets, shower
heads, and automatic dish,ashers with 10,.: flow cycles will be
installed in the units in this project.
21 . Fire Protection
A. all d.;ell_ _ unit.= •;:_..�n the projects inccrucrate smoke
detectors and spark arrestors on fireplace=.
B. oncOin- provision o= fire breaks shall ue inclned in the plans
for mai^.te7ance of t^e open space abutt- - `,;11=_es V! and VII.
C. Emer-ecc'' - ccess roue_ Villages V- V-_ ::Ri to t'-e % est
side oL the creek .-.l.. -_ be provided i::.a 5 dJr houle\"a_-..
Vla file m'1_nteR'?r1Ce _ U along the \;est _iLe Ci Al? 10 Crec'N.
.jz. ess to t::e site at the %:•_ _.i c^d 0: �'111�`t' 1I shall
be Dr ovide�Llt the ti':e 0- de to � pr o i ct to.
i:RC Wort hLll.ur.. c.....;1 IJUCr F;;:'' Znz ' ':ZeSs rCU'-.e_ art'
subjCCt to -0. an"rOval 0 the Dlstric t I a _iro vozect-ion servi...
D. Fire hNrdanus at the locations approved br the DS SD-Fire
Department ;: al be installed and to t:1e satisfaction
the DSRSD-Fire Depart'!eilt, prior to cc:7:-''!stib1e Collstrl."CL1011.
P1'OV1n1on CAL r'llseil 511!0 reflecC LlCeil p vezleRt markers, Shall
m:1dc 111 t;lc? C?I1CeY Ci Ci:e pt'i\'UtC \'e.il1C.!e CCesst;;1\'S 9t e?CR
hydrant. .
-7-
i
E. Each building and residence unit shall include a lighted, clearly
visible address. A lighted, clearly visible project directory
shal1,-be.-pro vi d ed•.at-all-ma jor-pro ject!'access--way.^ within--the
multi-family Villages.
22. Police Protection
A. Emergency access along the Alamo Creek. channel maintenance road to
the lands lying west of the creek shall be developed.
E. Fencing of a design and location acceptable to the Dublin Police
Services shall be provided along the Alamo Creek corridor.
C. Provision for a future emergency connection at the north end of
Village VI to the adjacent project on the north side of the County
line in Contra Costa County shall be made t:.rough modification of
the lot layout in Village VI and the recordation and pursuit of
appropriate complimentary easements between the affected
properties.
23. Recreation
Parkland shall be dedicated or in-lieu fees shall be paid, or a
combination of both shall be provided prior to issuance of Building
Permits or prior to recordation of the Final :',Lap, whichever occurs
first, in accordance with the Subdivisjon Ordinance. The parkland
dedication required is approximately 10.485 acres (0.009 acres/dwelling-
units x number of dwelling units). The subdivd_r/developer shall
receive 5.0 acres of Crec?t for the parkland dedication. The
subdivider/developer shall provide certain i-brovements to the dedicated
.._
parkland. The dedicated par !� d and associate_ improvements shall
satisfy the developers total par{ dedication re_uires:ent. The
improvements shall be installed to the City's sa_isf action within 30
months of the recordation of the Final Map or issuance of Building
Permits. The items to be prodded shall be as s:ecified in the
Compromise Park Proposal portion of the Mer:oran&az from the City Manager
to tae City Cou :cil re al-ding Villag°_s DevelO�=en= Park Dedication
Proposal date, March 20, 198c. as revised and adop�ed by the City
Council.
NOISE
21. Carr Parks
A. Noise measurements at the Alamo Creek Vil122°S site determined
that relatively simple plywood noise barriers constructed behind
the shooting ranges would effectively reduce noise reaching the
Alamo Creek Villages site. if, after people_ move into the subject
residential projects, ce-plaints from res_ce:as are received by
the Citv of Dublin and/or the United State_S Army, all reasonable
steps by the developer s fall be undertaken to assure this
mitigation measure is implemented. This cation measure is
consistent with mitigation measures in the preliminary draft
revised EIS which states: on-site and of_-site monitoring will be
conducted to define the extent and ma•,ni_::de of noise levels
oenerate�l by Parks �'�A ctivities" an". "Che LT.C. Ar my wJ-1-1
continue to coord P.3te with City and Co:... officials re,1 ardi n`
land Use compatibilit,; in the areas plan:,e.-- for residential
n
development.
F. PL-ospectiye, pu_,.nase_'s Jr residents Of r ject. sh111
bc' Si1L;Jli with a wriCtcn dOCUfllellt i:QiZ37iny Ch ii SJU le\'els
of up to 70 dBA flay be generated by gunsaots at the regional
training facility, and explaining when t ese activities are
generally expected to occur.
C. 7t1E` developer shill constiuct a minimum S-foot hi gh b;er;l oI1 till
east silo of Pouoherty CJ:;1 (subject to n?proyal by. the Army) from
Am3dor Vnlley Road north, 3 point approxim.,tLIy h31fwny to ti',e
County Line where this berm will terminate into a natural hill.
This earthen berm shall have side slopes flat enough to mow with a
riding. mader... ..Thi:,_.berm shell..al�o :cseeded..with wild _.... ,
flowers and native, low growing plant materials (subject to Army
approval). It is understood that this berm is to be constructed
from strippings and other excess material from the grading of the
subject property.
25. Traffic
A. An 8-foot-high sound barrier wall along to project_ frontage with
Dougherty Road shall be developed in ccnjun:*_ion with this
project.
B. Landscaping along Doug::erty Road and Amadc_ Valley Boulevard shall
be of a type and planting layout to provide a mature growth
pattern which will crow to create a barrier in excess of eight
feet high.
C. Sound-rated windows (Sound Transmission Class 27) shall be
provided for all multi-family dwelling units to reduce traffic
noise impacts and to meet Title 24 multi-family housing
requirements.
D, Prior to issuance of building permits, _..e CIeveloper shall sub:::it
the appropriate documentation to demonstrat= that all proposed
development shall meet or exceed.. .S=a=e noise
attenuation requirements.
SITE DE?i-T CPMENT REIiT7? SuL'(IT'7!
25. Coen Soace
A . CORT.on omen space areas -for the multiple =c=_!'i resi'.-Ienzial
V4 llaQeS shall be =-,C=c?52 to meet a -- -1 Standard c= 35
percent for each resoeCtive village. ue s=-. shall be re,: _t
necessary li: order to increase useaJ'_e C 2: SJace within the
villaces to meet tai_ standard.
B. Deck diLens,ons fer rult_ple family u,:_.- cr secon d or third ilOC:
elevations shall be increased a miminua _=_uirement of sever, fe°_-
excludins fencing or railing.
C. Private Useable oi°_:? space (patios) for ' Iaml I
residential cround level units shall be a m_:^._mum of 140 square
feet in area.
D. Thr Ou� ? the Sit e De\2_C7'm ent Review prlccess, the developer shall
inves;.is=te the feas_bil__} of leaving port'ons of the creek
accessible as useable open space in C2njun_:ion with a joint ds
proora:1 between the Cit.. and Zone 7.
The recreational =acilit. requirements :.r Villages Vl and `ii
y shall be detailed in t :e Site Develo me::t 3eview sub-ittal for
that - and ands be addressed �;,_.. _,e ove__11 project
Parkland dad_cac_c ree�i�nt.
-
Poo! le :th shall be increased to 50 iee: ..._.._;,u^ lento !n at
least two Of t. - .- . _
h.
The 2' Site Le\'e_,p,.ent \eview s: ?_1 _:C!uuc Sub iitt3l CL
pI'0p05:`u I,astcer trail sCSteiil which irC\'1 2s : �: a CQP,nCCCiOn Oi
the pedz stri:in S}•ste^G: ::?i, the cOlilmuni- pars with the re ion'11
open space in Doughe ty 'Hills. A 1i: ka,,e CL the bikeway to the
vrest'. part or tl?., p.�r and �.illa1eS \'i -.I—L.
VT-' shill also be
t
prc�\•i;l_d for b\• this plan.
a
-9-
rf �Y
H. The Site Development Review submittals for the multiple family
residential Villages shall define pedestrian ways from assigned
parking. ,spaces. to..rcspective..individual,multiple -family, dwelling
units, and from dwelling units to recreation centers.
I. Fences on the upper tier of lots (westerly perimeter) in the
single family residential area shall be established at the lower
toe of the slope, unless otherwise approved through the Site
Development Review process for Village VI.
27. Landscape Design
The Site Development Review submittals shall detail a separator
landscape strip between the bikeway and the access road along the creek.
28. Architectural Design
Site Development Review submittals shall include plans at an appropriate
design scale which detail that:
A. All dwelling units are oriented properly and at a sufficient
distance from each other, from parking and vehicular areas, and
group use areas.
B. Parkin- an :
d vehicular areas shall be scc° _,: With patio fences or
appropriate landscaoin- from view of groenc -floor dwelling units.
C. To the extent feasible, west-facing units -ave sun-shading devices
Or landscape screening to prevent over-hea__ng of units.
_ D. Architectural desig:: is compatible in ce_cr and finish with its
surroundings.
E. Roofing materials shall be premium-weight asphalt shingles (275-
300 pounds per square), in Order to pr::c:'cc_ at'd tional te::ture
shadow pattern.
20. The develooer shall confer with local postal a-uthorities to determine
t.^.e t;Jpe Oi centralized nail receptacles necessa_- and provide a letter"
stating their satisfac=ion at the time the Site De`:eloument Review
submittal is made. CC2CiTlc 1CCations for such faits shall be to the
satisfaction of the Postal Service and -the Dublin Planning Department.
if centralized mall u:c_t5 are not required, the Ceveloper shall Drovid
written documentation from the Postmaster stating the exem:)tion.
30. At-` T
rade patios or t- t%L'ltiple Tamely. residential units shall be
individually fenced and shall be supplied with s._l preparation to
accommodate future planting• individual hose-b;n-s nor each -round level
unit patio area shall be nro�'ided by 'the deg:elo-e=.. The hose-bibs may
be maintained le-It in .3 roughed-out" -sta ge until such time as the unit:
are put up for individual sale. The layout of the encles�d patio areas
(as regards size and placement OI concrete vati0 :$us and the design Of
the enclosing fencing and retz'i,i ng walls) sna=1 be subject t0 review
and approval as Cart oT the ras2ective Site D eve- znt Review c ubm
t tar .
;1 . Zitz azveloner s develop the e::^e�:" true: lenth and
turning radius criteria to use the private straz:zz (_ire equ -ment,
delivery, gar bsoe or i:-vin` trucks, etc.) anu: Ces_g l the curb radii
accordingly and`SU^met gels C3t-1 gild desi`il C:ita:?2 W2.L tnc' S-* te
Development . evi:'_l; a.,pl_catio::.
heol stops _°C: small be at t tae end of tier'
par:in- stalls. Farkin� stall shrill be a mini depth of s.?\'ellte�r:
feet for stsndard-sine:i-stalls and fifteen feet per compact-sized stalls
( 1SSlllll'1i1-
to
OVeri13i1- for both types CI S:aCZS)
• -10- .
33. Special private storage areas of at least 120 cu. ft. per multiple
family residential unit shall be provided within or adjacent to each
unit. Details of the location and design of these areas shall be
subject "Eo"""re{ii an�'"appf diial"6b paft' of 'Site"TDe-iP16pmerit Review' ' ' • __.. ...,.,
submittals.
34. Information detailing the design, location and materials of all fencing,
and of retaining walls over two feet in height, shall be subject to
review and approval as part of the Site Development Review submittals.
35. Slopes for areas adjoining both public and private roadways shall be
designed to maximize the level areas available for landscape treatment
and for general safety consideration and shall be subject to review and
approval through the Site Development Review process.
36. 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 aclequate- security and safety
illumination. Light standards shall be subject to review and aDDroval
as part of the Site Development Review submittal a3z regards design,
location, number and illumination intensity.
37. Handicapped ramps and access as required by Title 24, State of
California, shall be provided (parking and Na 'k a;s serving on-site
recreational facilities) . Handicapped parkin_ s.a'_ls, aDDrcpriately
signed, shall be provided evenly throughout the project with their
location and design as part of the Sits Development Review submittal.
38. The use of entrance gates at any portion of t :i_ deve!O=ent are
specifically disallowed unless architectural treatment, traffic and
eTrergenCy aCCeSS I:�D2CtS are addressed and a�pro':ed through the Site
- Development Re`rie•W process.
39. A pedestrian circulation plan shall be submitted as part of the Site
Development Revie°.c materials. The Dian shall Include Section details of
the pathway sys_e and a derailed pedestrian. was:way: Lgh�ting plan.
40. To facilitate the development of an interconnection between the proposed
creekside pedestrian pathway system and the SC_ acre open space area to
the west, the cul-de-sac bulb at the terminus cf the roadway separating
Villages VI and VTI shall be moved down slope 50--715 feet to function as
a "knuckle" and to allow for an easier_slope tra::sition for pedestrian
trail access up t o slope to the adjoining C(_ acre open Space area.
Pedestrian access through to/S area will nece_sar=ly traverse the Seven_
+ acre remnant open space area that will lie aove the day-light zone of
the proposed grading for the single family re_'-dential development in
Village VI. A schematic grading plan for the route of the pathway
system connection from the re-aligned "knuckle" to the adjoining 90-acre
open space gYn- c,, 11 be s'-!bmitted as part C= the Site DevelopGtent
Review submittal= for either Village VI or l'=_, :aicserer is the first
to be submitted to the City for processing..
Ll. Signs establis:,e- at entrances to the respec! �•e Villages for project
I dentification purposes shall be subject to retie and approval as part
of the Site Development Retie'.: submittal as rega_cs location., copy and
design.
i:2. The potential des=4n chan`es called for in \____,e I (conzern=no ti:e
purSltit of a secondary access point, the ad'us-=ent to intern'.1
circulation part°rns and par'.:_n counts, and t e i;hp3ctS tot e area
1'esllltino fro.: an enlargt_m.e::: an": reconfiRUra__.,. Of tnz
Shall be reviek,-ed through tae Site Develoume!It Revloe v
application for t,-,t Village. The applicant s-1, pursue i second
vehicular connection to serre th-o units in \';11a,e I to improve internal
circulation and to allow a diminishment of tae distance between the more
remote units and their respodtive assigned parkins. The developer shall
diligently pursue th,� necessary approvals to develop access from the
S011th of Village I, through the e�istinr, :Irr;}c \'i,ta Housing authcri
project. Faillire to secure this preferred secor.,T1iy access shall not
-11-
release the applicant from pursuing provision of a secondary access to
Village I. In lieu of this access from the south, the applicant shall
investigate ,th, feasibil#y_go _prQv.i�ing .a second access along the .
Amador Valley Boulevard frontage. Revisions to the site plan layout for
Village I shall be made to reduce the distances between available
parking and the more remote dwelling units. The amount of parking
provided shall be adjusted to match the standard being observed
elsewhere across the project (129-space suggested standard for 60-units)
or a more restrictive standard to acknowledge t.gat development of 3-
bedroom units may result in a greater need for parking than the other
multiple family residential villages.
SOILS GEOLOGY ARID SEISMICITY
43. Seismic Activity
Recommendations contained in the Geotechnical _n7=s=i2ation Report,
Alamo Creek, April 11 , 1925, prepared by J. H. rl_iafelder & Associates,
shall be implemented.
44. Soils and Slope Stabilitv
A. All foundation design, grading operations and site construction
work shall be consistent with the recd=-:e-_cZ�iens o- the
Geotechnical Investigation Reoort, prepa:__ b,� J.H. Kleinfelder 2•
ASSOClates, dated April 11, 1980; and o= t-ne August 5, 1980,
letter fromm J.H. Klein:elder & Associates to Ronald Nahas
regarding respon=_e to review comments o., tae Alamo Creek project.
B. Co cuts or fill slopes shall exceed a s'_o:= of 2:1. TNnere
- possible, cuts or fi1_s saould be des —e,: a- 2.5:1 or flatter.
C. All fills of sufficient height shall be k= ed into the existing
soils as reco=^ended b., the soils repor� :_?=-ed for this site.
D. All cut slo:✓es c= s''f.___=nt height she'--- ._:e bench gutters to
prevent cra'_na2e O':er the face Of tII sic—s.
E. Prior to ari grading of t%e site, a detai'_22 plan covering cradirg
(i.ncludin� phasing) , d-ainace, water cus-sty, erosion and sedimen-
tation Control for construction pia tn2 .Cst-construction period
shall be prepared by the project Civil and/or Engineers
Geologist, and s^sass be approved by -thle C--*:v engineer. Said plan_
a ed design, locat_o anc maintenance crite-
shall i.^:c_r�ue detail aesi -of all erosion and sediment control rr:ea_::-es. The plans shall
attempt t0 assure t_^.at rO increase in sec_=e,t or pollutants ir0il
the site lash Occur.. Tne plan shall n'.o.\_.._ for long-term
maintenance of all pe-r-manent erosion and s�_"'_ment Control
measures.
Alamo Creek small be realigned to preven_ __ether lliiCErCLtt1P.g G_
r • existing Slides on the east side of the DG _berty Hills. . Slope
protection i
shall be provided within ti ;
e -�_ w :ere necessary to
_
improve sloue and boa k stability'.
: 11 C2 pro•:l ed
G::Ie` net access S l l and `'lI a1Jn�
C. the west ,ce of :111.T7o Creek alony, the _ cSed maintenance road
to S`�rve as n e:nergencv route in the evzn= C: damage to the
DriI1C1^Le entra n ze -'- the creek due S2_smie a cti\'itC or
I1 ^_ t2
OtileC 3tu_-._ -dis3S
li a report c LdreSsing th z' liquefaction d3 -_ to uildin's 1dj3c`:._
,..
to A13ino Creek x11311 be Prep,red._
I. All stn;;..turns shall be set back a mini°._... o= 15 feet from the to,
7n�j r,o� CAL tile' stones, purst--int to r2t:^-=:'en%at-'_ons In the
C'eOtOC11n:C31 lI1\'cSC1: ?tll`il Resort, Al— C---,\. Q3tc'J April 11 ,
1�1J_1 (J ,il. \�01nEeldc'_i & Associates).
-12- .
J. Sub-drains shall be installed in all existing natural drainages
which are to receive material. Installation shall be per the
requirements.,of the Soils-Engineers.
Y. Catch-basins shall be installed during the primary grading f
}
operation '.There '.raters are concentrated in the proposed single
family lot areas.
L. Revegetation with hydromulch with native vegetation shall occur
after each grading season. On Dougherty Hills grading areas,
revegetation shall simulate original conditions to the greatest
extent feasible.
M. Full-time soils inspection by the Soils Engineer representative
during mass grading operations shall be provided by the developer.
:I. All lots shall be graded to slope toward the streets to avoid rec=
yard drainage channels and protect slo from erosion.
0. The design of all multi-family residences s:-Iall be reviewed by a
licensed structural engineer for seismic requirements prior to t�.e
issuance of building penults.
P. • '[where import depth of non-e.:pansive soils is less than 2.5 feet
thick, post tension slabs should be used t:, avoid Dotential damag_
from expansive soils.
Q.
All import soil brought onto the' site shall be of a non-expansive
nature.
p. Llhere soil or ceotechni cal coedit- -is e...COu .-erect is grading
operations are differ2ht boll that 2:`?Ci�a�e� ir. the soil and
geological investigation reports, or where such conditions warrant
chances to the r ecom-miendatiohs contained in a Site-specific
•" i ceotechnicaI report which shall b°_
project-spe_i��c spies ar:e •
submittea for review and approval by the C__v and shall be
hoop..D- fed by an e-:g :fee:in; and geo'_ ;g'_c_= opi:ion as to the
Sa�etyyof t n°_ site f-om, ti:atards of eros_O%, settlement and Seism'
activity.
45. Mass Grading
A. Cuts and -:11s shall be designed to ,a_a'C°_ whenever DOssible to
avoid t o need of of-Site
B. Cut-and-fill slopes shall be contour-rcude'i to conform as c=osel;-
as possible with the natural slopes, tc a;Old a Ilan-made
appearance, and to fcr-m a gradual t_cn_-__o% to natural terrain.
C. Variable slopes shall the L'S2d to mit_c._te 2 viron:Tiehtal and
imPaczs Of grad_n'.
T T :'ROJECT-RELATED IMPACT
o.
Do i,hert'; Rc a a.- do= V a„ e,. :oule\'ard Into- e
A The d r e\ _oile s1a'i \;ice. iuu,^.ert� R _� e:t ,o-ta and soot of
Ariado.
\,lie\ Bouiev8 d \pith a mini aiu a. _�et of as-.,halt
to Provide Lour 1a,- es south O- 1.::.2--Cr Valley Eoulevard aCd
]C is r ��- ..��i':?�t P:?\'_ :kith nor,... c- �Or `3l''_2C .)JL'It'C:?:'.i
w.LC�tI11P _1l t3':c TDi ice
I_0111 tac' e\1St'_ 1:1I1es on the SCI: ..
side'. Oi` t:e S.P.R.R. right-of-\gay to the northern project
bOUndaT-y. ,Dougherty Road north of Am-,i or Valley Foulevard may bo
w'de u tO tOl r lslli's lIl Bi'.35t_; t0 CCr'i es,0nd with the connection
of Projoct access I'o jos to Dounhert\' �C d, or ilia\ be cons ructad
il1011,' tale tOC-11 frontl�'_ a10llt� 1v1C�i t le ii. IIP.lt dc'velOPc`u
(`ubj,�t to City Engineer revie%,, and s?r..\'al, n1t0rl13ti\e
1CIPr0\•c:Slents r;.1y be ac::eptnole.) Pou,hert\- le:ld wzdenln;; sh:=,11 c'c
-13-
completed from Amador Valley Boulevard to the northerly line of
Village III prior to occupancy of Village II or III. Those street
•• improvcymertt-i o�"Amadf Va1Te j' Eouleva'rd shall be complete prior to
occupancy of the first Village developed.
B. The developer shall construct a free right-hand turn interim lane
on Dougherty at Amador Valley Boulevard. upon construction of the
ultimate right-of-way of•six lanes and a divided median on
Dougherty Road, this right hand lane shall be modified to function
as a joint right-hand turn lane and through southbound travel
lane.
C. The developer shall install a signal at Az.zdor Valley Boulevard
and Dougherty Road. The signal is to be installed and operational
prior to occupancy of more than 300 Unfits.
D. The developer shall increase the number of parking spaces by 32
spaces to meet minimum requirements for dwelling units and to
provide 15 percent guess, parking. Parkin_ spaces shall be
designed to meet mini:mini dimensional requirements. The ratio of
compact spaces to full size spaces shall nor exceed 50 percent of
the uncovered parking.
47. Dougherty Road/Dublin Boulevard intersection
The project developer shall pay for construction of a right-hand turn
lane, including curb, gutter and signal improvezents, together with
restriping as necessary, to accommodate a 'free right-hand turn lane off
Dougherty Road and Dublin Boulevard. Imprevese is shall be complete or,
in the event that right-o:-way acquisition has nct been completed by the.
_. CitV, funds Sflall be deposited with the City to cover the required
i:m.provements prior to occupancy of more than 360 project units.
Q$. V ill_ _c e Par' /AT armor Valle? Boulevard Intersec_=on�
The Qevelooer shall reconstruct and improve VallO,; Boulevard b•;''
na_rowing the portion o;= the ,-ecian fronting property line to
Dougherty Road, providing ligaing and land scap_:g, reDairinQ and
o 'er lay ing the exiStiP.a street Section, providi,_ four lanes from the
entrance of Vi'_1aoes land 7T to Dougherty Road,' and providing a
separated eight-Afoot W4 dth off street bicycle system, from, d
Dougherty Roa
t0 the west siCe of the entrance to Villages 1 an'. Ii. From that po=nt,
the bicycle anc pedestrian systems shall be seta:-ate, as detailed in PD
Condition
�9. Eimergency Acce_s Routes to Vill=Qes VI and VTT
The developer shall provide an emergency access route to Villages VI and
VIT. The proposed maintenanCc road on the ..e_: s'de of the creek r. y
serve as the emergency access road, providing thCt design and
enclneerino studies prove t:•liS access feasible. Emergency access roads
must be 20 feet minimum ::itch, and may not be rcuted through the
co;alunity park.
50. T 2 lotting 1� ;c.:' oz "i' \'T shall be :.��:_ � to llol. the ri,ht-
av t I I a t is to�be oife_ e _or dedication 2 _ e north end of the
cul-de-Sac a �oinin Dropo_Se4 Lots ^113 �!;: =!1 tO 1nC1Lde all lanes u
d
to the Col nzv L:i:he. This adjustment sh311 be Ce to reserve for the
City' of Dublia time fieNiDi__ • to pursue^ 3
1ii'.�noe with ...,... l2n'! to t.-c to upOl1 t'! =t?1 tO t � l lt'" di �,':.
Rn!;G 011`O1 3 develoc!Il !lt p1_n for the propertr.
51 . The I•ight-of-wn% alon`, t' e north Side Of the r''rzhe 11moSt proposed
public loop roe d for \'ill'_e V shall be widene,? to include all lands u^
to the Cotl;lty ling'. T:11sYnQ?!1sLm2nt shall be -,-a-:e to reserve for the
City OE Dllblill the th .Cxi :ti 1 i tC to consider ros s'_^le'. road Coi noctions
sc_:'\'ins fIItll'.'8 �i:>velopmen: tJ the north, in the C;t Of .S;11 R31IlOn, whiC.,:
-la- '
may subsequently be determined desirable to minimize the number of
intersections along Dougherty Road and/or to mitigate possible alignment
conflicts of intersections proposed to be located along Dougherty Road.
TRAFFIC AND CIRCULATION - COULATIVE IMPACTS
52. The developer shall increase the size of Dougherty Road from the
existing two lane configuration north of Amador Valley Boulevard which
would accommodate project traffic to a completely new, full four-lane
configuration with a 3-foot painted median (or alternate improvements as
approved by the City Engineer). Street lights shall be placed along the
west side of the road.
53, The developer shall construct an additional too lanes along Dougherty.
Road where the existing curb and gutter have been installed for the
Arroyo Vista development across the Southern Pacific Railroad tracks.
This section of road shall be complete prior to occupancy of-650 units,
54. The developer shall widen Amador Valley Boulevard to four lanes from the
entrance from Villages I and II to Dougherty Road. T'nis project shall
be completed prior to occupancy of any of the units in the development.
In addition, the median fronting this project shall be landscaped and
double headed street lights shall be placed in this median.
55. The .applicant will install ccncui_ for future signals at the rain
project entrances to Villz2e=_ IV through VII and at the Amador Valley
Boulevard entrance to Villages I and II for possible future traffic
signals.
56. The developer s1aa:1 provide for the development of co-mole plans for
the final improven-ent of Road for t=e entire project frontage
to its ultimate design con=ig1!rati
57. The developer steall modiy the site plan layout to provide bus turnouts
along the internal Street S,:Ste Dougherty Road, and A-mador Valley
Boulevard, the lecat'--Cns a C Ces=gn of which moll be subject to re':i?'%
and approval v; the Cite ne°_r and the leca_ L=ails=L aUthCr_t
5S. The followirg chan;es in the circulation s,.st_= shall be race in Villa _
VI: 1) the north-South streets s°rving Lots 1 t^rough 27 s�.all be
terminated in cul—de—sacs at t ?e north ends C- t'e streets; 2) the Cul-
de—sac at the Hest end Oi the street between Village V! and Village V1.!
shall be ,modal fled t0 a Knuckle and lowered dog:, the slope; an" 3) the
emergency access to be prc _ the north en Or the Site shall be
deSigned for e: er�ency access Onl;�, rot I0. rOL'�n traffic.
59. The internal miajor collector loop streets shlall be dedicated to the
City. These �_treet5 inc-,:e t ose which CJIlIIect the Villages and are
the main entrances t0 the project, and also include all streets in
Villa-e VI.
60. Developer Shall fu'r nish and i install signs stzn r "Private Street" and
"Fire ACCeSS Park in DeS_ ' 1at2C Locations Only"
along all private
streets. Guest Parkins sp zes s all be desi��_t�d 'e;: si n p:in or
equal.
61 . Access from t:-� Re_- -•._ Center just _, a of a-:. Or Vslle;
B0:ilev3rd Shad be reloC3teC t:, be directly op:osite iii:actor Valley
Boulevard ails? gal he3Cs a: -' p: v zes Snall :e JrOI'�Ceu iCr t,IJ
mOVe::lent (sum ic' to Ar-; • 0 v=1 1 .
VISUAL RESOURCES
Ei2. 10 the t?Xt2llt Ic':?s:�bl�', d �' :�:�1,;-at 511311 Pro�'lu� for the 1nC0rD0I'ltloil
Oi p;11-t Of tilL, Cr e; CorridL�, in'Lo the park are3, to Provide views
URin, e.rrul)Led by CYC1O110 fel c1 (as determin i appropriate and fe,�iSib': °
by tnc. lit\' 311 tilts Alameu`;? C C:lt1• Flood Congo_ District) .
-15-
63, A landscaped buffer area 15 feet wide shall be incorporated into the
north side of the east-west street that divides Villages VI and VII.
This buffer shall extend from the,entrance to the single-family Village , ,
and continue west to the end of this street. The buffer shall be
designed to screen off the single-family area from offsite views through ?
the park, and tr, provide a transition between the single-family and
multi-family areas.
64. Detailed planting plans developed for the park area within the 500 foot
corridor east of Dougherty Road shall accommodate long-distance views to
the Dougherty Hills.
65. The following design criteria shall be reflected in the Site Development
Review submittals for Villages I through V for the Dougherty Road
frontage strip adjoining the proposed sound-architectural wall:
a) Total min4mu,m width of the strip, as measured from face-of-curb to
face-of-wall, shall be 19 feet, and shall be widened to 23 feet
wherever feasible. Where grade differentials between the project
area and the Dougherty Road frontage strip dictate, the sound-
architectural wall may be located approxi_a=ely at grade with the
frontage strip (i.e. , not located atop a ber-m). The width of the
frontage strip may be reduced to less than 19 fee*_ where bus
turnouts •lw;ll be required..
b) Four-foot .:,i nimum landscape strips on Cot:: sides of the sidewalk
shall be utilized (as measured from the
.0 C-curb to the front
edge of. th° sidewalk and between•the rear emce of sidewalk and tke
J
face of tae sound-architectural wall).
C) The side-, ;a!_?— --hall be a mi nl:IlUm of six =__: in width and shall
meander both horizontal l;i and vertically t' - -.h the center 11-
foot stri_ (7_ni.7um :�idtn) that remai Cc:'.:cen the two
landscape str'_ps establisIed above.
dl ;call des_-:. sna-1 Dro' =de detailed arc;-; .=__ural design on both
n
sides of t _ lcall s":a-1 Utilize L1Cn-:.-_Sn of 2
of three =ee_, being recUlarly space^ aeon the walls entire
frontage.
66. The following desi;:. cr_ter-= shall be reflecte_ in the Site Develoo=_
J t '
i°`•` submi ttcl s for Villages 1 and II for tie _ador Valle.' Boulevard.
fr aCjO; 1.n2 t:^:e proposed perim.e_er f_nces or walls:Ctri^5
a) Total m' .._,T:u... width of strips, as c.e.a=_red frog Iace-of-Curb
to the fences or wall, shall be 16 fee:., and shall be widened to
19 feet '-e--ever `ea_;ble.
b) Thee-foot ,T.i _ i. lams cape strips On bo_-. sides of the sidewa '.�
si,all be ut'h 1'e'? (?= ...c cured from t 2 7-f=-Off-curb to the f r on'
edge 0= the side%lia l k Eno' between the r of sidewalk- and t1_
face of t`e Perim-eter fence or wall).
C) The pedestr:an!bi'e.3: oath shall be a mi-'_-±m width of e;C`+t fee_
:.d Sh3l_ G?3ndc'r htn ;Ord:ontally and •,__ _iCsll}' t.hroU,.n, t-e
fOnta'e t-: _ i c-...'?_., between t_e _ _:,,. Um landscaDe
strips e,_ab-L- . led a T _ pedestr---•. paths
extend _rom Doug e s� entrance_t; :�� to the we _ of the entr n to
gill?ICJ T :_n� 11. tro7i that point, t1--e __ue'.;31L shall h fire
feet` in -—i on the nor r-h side Of A:uc C- �.._ie_fC Boulevard n.d
UL l..�-�_1C.'. �..��: �i:._-, ��e t���d 1:1 t.:0 �,_. On C-0 lido::l J .lie
OL Ain:h am: �_.'-l�1' B0U' `.�'_.rC, t:h2_ side';;:_:< _.._1_ L C:I: boob__: _o
Coflro m wit, die pl i.i.2% sidew ° ',:n�° 1 hale'
•h t a • � dew fen t.._ ,.._�-e_oued p � -
r•
Cerit£l`- co!�" ons project.
i �r Kill s;h3ll ext011(1 EilOn' t�-� l
1,ho .ttliC: �. i•- `-1 '����' _ roil
t110 011tS Zd 0 f t112 f100il COntrOl ChannC,1.
-16-
63. A landscaped buffer area 15 feet wide shall be incorporated into the
north side of the east-west street that divides Villages VI and VII.
This buffer shall extend from the,entrance to the single-family Villag2 .
and continue west to the end of this street. The buffer shall be
designed to screen off the single-family area from offsite views through
the park, and tD provide a transition between the single-family and
multi-family areas.
64. Detailed planting plans developed for the park area within the 500 foot
corridor east of Dougherty Road shall accommodate long-distance views to
the Dougherty Hills.
65. The following design criteria shall be ref�ecte: in the Site Development
Review submittals for Villages I through V for the Dougherty Road
frontage strip adjoining the proposed sound-architectural wall:
a) Total minimum width of the strip, as measured from face-of-curb to
face-of-wail, shall be 19 feet, and shall be -widened to 23 feet
wherever feasible. Where grade differentials between the project
area and the Dougherty Road frontage strip dictate, the sound-
architectural wall may be located approxima=ely at grade with the
frontage strip (i.e. , not located atop a berm). The width of the
frontage strip may be reduced to less than 19 fee*_ where bus
turnouts will be reau_re .
b) Four-foot :li i?lum landscape strips on bot : sides of the sidewalk
shall be utilized (as measured from the f_ce-of-curb to the from.
edge of tie sidewalk and between'the re-=7 ECcle Of sidewalk and t---
face of t^e sound-architectural wall).
C) The side'.Yalk shall be a -ni n.Jmum of six :_c_ in width and shall
_ meander bot^ norizontailf and vertically t._OU-h the canter 11-
.0 Stri7 ( _ni.uL`Il :�iC ) that remains G=? c°h the t:0 %!i%i; U7,
landscapie strips established above.
dl ;ca_11 des__:: sha_1 D_o' ide detailed arci.i __t' 1 design cn both
sides Of t _ wail ;End s,-all utilize Of P_ dept:n
Of three being riV spaced, a10'? the wall's entire
frontage.
66. The following cesi j:+ cr_te__- shall be reflect__ _n the Site De'velo:.,mc._�
J
ie`•` submi tech s for Villa es I and II for t-e _ador Valle:' Ecul evard
Z-ontace strips aCjOi:linZz; the proposed per me_er ==aces Or walls:
a) TOta1 m' -il mum width O_ tae strips, as i'_a_ _e1 Lror. Lace-Of-fir t
to the fences Or wall, shall be 16 feet, -and shall be widened to
19 feet .;:e_ever fe-a-s-ble.
b) Three-foci l:.iniu« landscape strips on bcth sides of the s_del•-ak
stall be ut'h iZeC (as- m=B.sured f-Om tile =C.. of-curb t0 the fr on
edge Ot the sidell,alk anc between the rear e`er e of sidewalk and t^=
face of the reri:"etn_r -Ee.ce or wall).
C) The pedescriaa!bike'.; _ path shall be a +::_-_-um width of eig':?L fee-
and shsl_ reander bola .orizontally an.4; Vc_dually through t^e
fORt3c_c' _-:7 =s tb t ,c. a:. between the _ =-nimun landsCape
strips aloove. The path
a
extend _From. ou`_- e=t': 023 to the wes:: :.e of t
. 1
he entrance to
lll�OeS T nk 1-. i:'��.. tniL point, the _-Cewalk shall be five
f C` 1 .ut.. G l the C��i r-h side of r V e_C boulev- rd
is t . - -- _ _. �. ti_ s.:r: :1
C BOIL!' --.d. ta'o sll1 c:i:s�rucze :C
Conform w_Lh the plar.ae%.i sidewalk fe. t*-e U:hdeVoloped phsSt e: _....
Her ti,— Co!-.;dons project.
dl i . i f oltn e Tho fe c: o wa' I s.11-11" extend lOn; t %' _
tsntt1h 011C_-,J Oi tle 001i C011t: C _-
.
-16-
67. The sound-architectural wall 'along the Village II frontage shall extend
westerly along the Amador Valley Boulevard frontage for the minimum
distance necessary -to provide' the required sound-attenuation for
proposed Building Group 26. The sound-architectural wall along the
perimeter of Village I shall extend from the Dou3::erty Road frontage
around the south and west side of the proposed convenience store parcel,
terminating at a point giving adequate separation from the Amador Valley
Boulevard right-of-way to provide visibility along the street and into
the parking area for the proposed convenience store site.
68. The undeveloped area on the west side of the site shall be offered for
dedication to the City or an appropriate public recreational district.
Areas across the site which are not accepted for dedication shall be
either included as part of a private lot or beco-me part of the public
street right-of-way, be included as part of the creek channel, be
maintained as part of the proposed landscaping and lighting district, or
be placed in a private homeowners association. How these areas are to
be distributed shall be subject to review and approval by the City
Engineer.
69. Single family homes in Villa2e VI at higher elevations shall be subject
to architectural design guidelines requiring exterior colors and
materials compatible with the scenic corridor, established and
enforceable through project CS g Rs.
70. Engineered slopes shall be contoured to blend into the natural
topography and shall not, to the extent feasible, exceed 2.5:1 slopes.
71. Cleared open space areas stall be revegetated. 12LirGL areas shall be
enhanced by planting of' ca"', naturalized gra-s=c=, C_ Ocher native
vegetation.
72, In Village VI, uniform, du_able fencing co ratilile in desicn and
ifiaterials with the natural appearance Of the hills shall be installed
along the boundaries of all lots which are iccat=_ On or adjacent to
graded slope areas.
73. uniform tree plantings _=`all to installed and ca_ntained on all graded
Slope areas adjacent to c=r2!e-family lots in � !lc.1 :!. Approximtata_
one tree at 350 square feet cf slope area shall be planted, or an
alternate Standard approve' through the respective Site Development
Review submittals. Tr2e SD°pies shall-be cp_pct:^1e with native
vegetation.
/ All Op2n Space and landscape
areas now OwnEt b individual sil' le-
All-
lot o�rn°rS or wit. V41laoes Shall to p_ac°c within a lighting
and landscape special assess went district, o: r-.,n fired by a Faster
homeowners association.
The Dougherty Road frontage wi'zt`l Of the DrOJQS_.. c=-ercial Site
proposed Lot 72153) shall be increased to provii:e Ier an apprOSlmiate
dollbling' of the on-site Da=kinz- to be develorec. This change shall be
generally consistent with t.^.-- revised Sit° p__tan received for the
..
commercial Site and Vi l l a;e T, dated rece,vet'. i e=r a' `i 25, 1956 See
Background Attachment =1 ) . To accommodate the _nc_ease in t^e size
the cJnimercial parcel , C':'n es shall be ma%e t% t h e 1-out of b- ildi n`.
�rQl1PS in the Mi joinlnc S2Cti0 o �`illa`e i.'.e Ci- .1 i0 the
cor..r:erciel site aloe j add_ ;alley Boule�'urc �i1 be moved westerly
provide a wl:je? Sc'iaia=i,:i. hat�:ee, Said d:'1';�', and the 1ai.e=S2::tlon C=
Do l: 10rty Ro:d and A:,1id.or \-11120 Boulevard i:._`___onal desi`n
cCi:SiQc>i t.lOi1J invol`.`. i..�: e' estr_2n 1:
, 1 •l l'� \" the 1 �l �`l n� a. li `,n sound-
island
Lt.a, _ vout, t. e L..o': l.I tying in_ hl� I:_..`3i'ChittCtlll'hl wall, etc. , S:
determination of the required minimum size of the commercial site. All
overhead utilities fronting the project on Dougherty Road shall be
undergrounded ., ... . . .,. :_ .. , ,•.,.• _ ..... . .._ .
141KELLANEOU S
76. The project shall be con. r_ructed as approved. Xinor modifications in
the design, but not the use, may be approved by Staff. Any other change
will require Planning Commission approval through the Conditonal Use
Permit review process or, depending on the magnitude of the
modification, submittal of a new Planned Development Rezoning submittal.
Changes to the proposed finished floor elevations and site grading for
single family residential lots proposed in. Village VI Shall generally
not exceed a maximum deviation of five feet frc� the pad elevations
indicated on the Revised Tentative I1ap and Development Plan, dated
received December 12, 19E5.
77. If occupancy within an individual- Village is to occur in phases, all
physical improvements shall be required to be in place prior to
occupancy except for items specifically excl:d_d ih a Village
Construction-Phased Occupancy Plan approved by the Planning Depart«.enz.
No individual unit shall be occupied until the adjoining area is
finished, safe, accessible, provided with all reasonable expected
Services and arreniti.es, and completely Separat_d f= remairipa'
additional construction aCtiv;ty. Any apOroer- t/ding COilStruCtlGn-
Phased Occupant; Plan S; all have su'ffiCient ca= p deposits or other
assurances to guarantee that tie project and all associated improvements
shall be installed in a ti!'ely and satisfactory manner. at the request
of the Planning Director, writ--ten acknowledg__e-tS of contin ing
construct on activity shall b_ secured from n property owners and - 'I
and all Occlpan:=S or tera:_J _or the por'cnis cf tnc `lilac° to be
occupied, and Sall be _-l__ �_._h the Plan..."_ D=-a:--:Pent. Said
2C�nOWledgePeP.t� for a suCd-`vision Shall be pa== of Settlement
documents between the developer and butter.
%S. Prior to final -nspect_On an.' OCcuparcy o- an in_t5
A. Storm drainage faC=1_t Shall have been _nspalle% as approved 01r
the Cit.. Engineer.
B. Fire protection devices Shall have been _. -ta_lec, be operable,
and con=orm to the s,ec,__cations of an— inspections b;r t e ru _
San Ramor Services i__ 77-'�_ fire DeTarzmen_.
C. Cable TV hcok-up S-a_1 OrC\'lded to e__.. unit.
D. AS-bu;lt d=a,,°lng1S C;C'a_ C the locat.ionS of all underground
L'}=lilies �`•:ater, s=.= and Sanitary Se`:er, gad, el ectric,
teleCrone a::^.0 Ca]' t cll b2 prer-�== -o t e Clty
1Creet P.a.Tie S' �n�, bear_-ig S::ch na:ues a= c_= aouroved by t=ae
r -J
Plannino Director. wave been iasca_1e_.
79. prior to occuomnc cf anv unl_, each phase of L-e e_cp-ment (lan.dscaO4 n'_
irri^ation, =enc4 ,c. 2n �=..C"2Pt� 11Q1ii.^._c _._ `Z,rC,=ice with aouroVe
1.?Iid� Crc' and e:O 1vP. Cc - �- _--ns) Shall .. c =.» _..�C31121� , Ci a
bond or 1`i t2 O� Cr2C'_t - -- t e landscaO= -- 2ODC'l:ice 3 t`
rill."' i_ 'i c� -l•ii 7e:m Shall be __.� _Ce'.1 t'0 t.,e ll A
SC3temcllt Ir.... t^? p=o�eC La.. =Cate ArCI11CeCC C..all CerC- t1."2C the
1antlSC3oinc' i i._ be''•,• in -_!c_. aCCOrC nCe �:_.. l .e p18i:S an shat- L'-
-` - - l aind
A, Zile un01e 't,.lo:`aJ are N sh-11 i)c' II131n:a1 eC _n acceptable to the
T, a^d shall be l __-ee of trash and
DSRSD - Fi- i _l.._ t..
(!ebvis.
-1�--
D. A road system of 'a design determined acceptable to the City
Engineer and the Planning Department shall be installed.
C. Each phase shall be landscaped and developed such that should
construction of subsequent phases be dela7ed, the constructed
phase(s) will appear as a completed project.
C1. Should the units be initially occupied as apartment units, the following
reports shall be filed with, and approved by, the City Engineer at the
time the units are put up for individual sale.
A. A report by a licensed roofing contractor certifying. that the
roofs of all the structures are in good condition and not likely
to be in need of replacement for at least 10 years. A reserve
deposit may be established to cover the estimated prorated costs
of roof replacement where replacement will be required prior to 10
years.
B. A report by a professional Engineer attest::,, to the extent
reasonably feasible, that the structure of all buildings,
pavements, storm draininaae facilities, and the interior and
exterior plumping, electrical systems, and utility and mechanical
equipment to be owned in col m.on, or as part of the individual
condominiums, are In goc� and service-able condition..
C. A report b,; a licensed painting contractor that paint throughout
the project is in good condition'and that tote building exteriors
should r.ot require repainting for at least five years. A reserve
deposit ,lay be established to cover the E=:i-lated prorated costs
for the repainting Cl t-e units where r°_--nt'-.^.a will be reau'red
prior to a 5-year Period.
D. A report bv a licensed termite and DeS= COatrOl specialist
certifyinC that the structures are free c infestation and
structural camage c2 S°_� b j' pests.
,j_. Should the units i,° ini- cia'lly Occupied as aDa=t-2 nz units, all
acoiicances shall e'-t-er be replaced with new units Or the initial
buyers provided ` -11-h a On•°_- e-E- 's Darts and warr-anty guarantee on all
aozlicances.
83. The developer s;:all provide g'.:arantees -that a minimum cf 10/'0 e= the
multi-'L am i I y un_tS in t'*le'' pr _eCt Shall be u:a 1-D`.i%e1 as rental units
fora Deriod O. Lige , °Orr viihe document pro, ng said a?reement shall
be subject to re,:ie:� and appr ova'_ by the Cit,r A__ornev. Such IN shall-
be Calculated, ut_iizlno the number of units in tillages I, II, III, !V,
V and VII as a base (!'0 9 oro:vsed units for a =i-ment of 102 units
to the rental pool) . Co=encinlc with the daze e= iss::3nce of an
Occupancy per-mir- on the lv_::C f3m11�" L`:^._D _til_n Villages T
a er s' 17 ousrantee tn3= a —lnJrmur'i o� 102 units
through V, the d_v 1cp_. _ _
Ic
shall be available for rent at all times t:i:..:-:. t1ne aOo e Villages unCil
the Condition has been sa__si.'d. This Condition may be met
individually within any one V-iilage, or C011ec__vely over all the
of f ected Villaz es. Developer a 'eeS that .:nt__ t-e Condition has been
satisfied , the-e sha.1 be no co7:version of ciao-=nip... u: its for sale
within Villa'_-e V.
S �(inie?:li dlmens ion' _ Cr it 13 iOr d'.,ellln, L':11: e5� �?liS'i'til on the
Si[l-le 1311111\' resldentiel ii:t.. 1:1 �'.111age t•! _..C_1 1nC1U12 tt-a
IQ1.LO��i1h�:
A. F .'Uflt \'�?L .._ - _��-=0�t inIn1°u:; subjec_ =o revi�.. and approval b'
the Flarl-nin" Director, m. v" varied frOfil 1S to __
feet t0 provide v3rie't\' .chile ,enerally mhint3in4n`
the 2;)—f0 :. a v e a
-19-
E. Side Yards - 1. One story units
- 5-foot minimum flat and useable each side
- 12-foot minimum street side sideyard
2. Two story units f
-5-foot minimum flat and useable each side }
-15-foot minimum street side sideyard
-C. Rear Yards - 20-foot minimum, to be generally flat and useable.
D. Pad Areas - 45' x 95' minimum, with the 45' width measured from
front setback line through to the rear of the lot.
In addition to the above, the design of single family residential units
developed shall provide for the maximum unit privacy through use of
building layouts which maximize useable side and rear yard areas with
offsets of windows and similar inter-building design considerations.
The majority of the two-story units shall observe an additional front
yard setback requirement '.Thereby the building race of the second story
shall observe a setback of an- additional five fee_ _ from the building
face of the garage. Two-story units shall generally avoid use of shed-
type roof designs, but rather shall generally utilize- roof designs which
serve to mitigate possible visual impacts resulting from the height and
Proximity of two-story units.
During the Site Development Review process, to developer may request
and be granted modifications Lrom the'above yinizum rear yard
dimensional criteria in .individual situations where such modifications
would add diversity to the project or privacy to i-dividual units which,
in the discretion of the Planning Director, improves the overall design.
The builder shall caintain a minimum of l,CGO s._are feet of flat and
_ useable area within E0 of the rear yards and a minimum of 900 square
feet of flat and useable area within the rema_nde= of the rear yards
th=ough the selection of aDpropriate houses to fix_ individual lots.
Additionally, the developer shall investigate to feasibility of
steeDening cut and _ill s l C?es to increase t ne useable pad area wi thCul:
i-"'acting the stability of the slope design. T.._ 1!-Dose o- this
Condit on is to encourage the proper match-in; e cusing types to
individual lots and ad]ust-*nc grades to increase uceabie area, but is
not intended to require a reduction in the r.u._ber of lots during the
Site Development Review process.
Except as specifically modif ie^ by the -above L'st_d design criteria, or
as established elsewhere in the Conditions of =_=rJ'ial for this pro;eci .
the single family re-sidential lots developed wi_ _- Villages VI and VII
shall be subject to tine guidelines of the R-1 ,le Family Residential
District as regards both land use restricti ens and minimmum/,maximuin
development criteria.
J,. To assure that adequate divers_ of g buildin a_C:_tecture across the
project as a wholeVwiii De Dr'o ided, indiviC131 illa,es, or groupin;z
of L contiguous Villages i.e. , pillages lI and Ili as a grouping, anc
V cr i -� c; esi^- --:
ages IV and � as a � JL_?_nom, `Call be d..a__.:,... in a caner to allot.
the-m to stand alone with Village-specific arc;_tcztural features (such
as alternate tvpes o= rOC=ing or siding mater___:, alternate use o- oven
or enclosed stairwells, etc.) . Detailed deSiz . revilew of project
architecture shall be made at the time of of the reSDecti% e
�e
Development R e%•ier °u. u, icaC_OnS for e c _rcnJ_ d Village.
�J. The mini-mum distances between C::_ldin, aP.G OL'_- _ 2?purten3tLCe8 1[L
the lti-f L!ilil�' V ill� °s s ?'1 _ CJi.'.ul 1�1�.. t'-;e =._iQ'.:1 . ci �t°:ia:
l::ll
1 c' tP_L'ill "hLlilding wall" shall refer to the ox_e_::r side of buildia-
walls containing heated space (With the exception of the enclosed entry
in the "E" type building).
A. 20 feet between all building walls, 1,t'n ce':iation from the
fllini,i1uin separation subject to reviel� and a^?rov. l by the Plnnn:'-
Director through the Sit: Development process, to con .id
case-by-case reductions to 15 feet wh, ln:
-20-
1. The living room windows are separated by a minimum distance
of 40 feet measured perpendicularly from the sliding glass
doer.
r
2. Living room to bedrooms are separated by 30 feet (measured }
perpendicularly from the sliding glass door).
B. Building/roadway separations, 15 feet minimum, except building
setbacks from Dougherty Road, Amador Valley Boulevard, and the
first 100 feet of each leg of the loop roads from the intersection
with Dougherty Road or Amador Valley P/julevard where a 20-foot
minimum setback (measured from the rear face of the sound
architectural wall or perimeter fence along Dougherty Road or
Amador Valley Boulevard ) shall be observed. The 20-foot minimum
setback along the loop roads shall be from the face of curb or
back of sidewalk, whichever is applicable.
C. Patio/deck and deer./building wall separatic-!s - 15-foot minimum.
D. Building stalls and park-Lng area separa:J=s - 10-foot minimum with
a minimu.m of five feet of the width landscaped for screening or
parking.
E. Building cDpurtenances to building ap=zenance seDarat'_ons
(including patios) - 10-foot minimum s=:a=ction. Stairway
landings may be closer than 10 feet w;,ere privacy is not
compromised as approved by the Plannin Director through the Site
Development Review process.
87. The two easteriv cross streets in Village VI s`a<< be terminated in
_ C it—C°—Sacs. T.^.e aDD11Cant's engineer shall _n7es`igate the feasibility
of incorporating two additions! cul-de-sacs, ..-_.. emeroencc breakthrOUg^
vehicular access inter-connection between tic two cul-de-sacs, along the
most westerly proposed t';-rough street in Vil ag°_ VI (and subject to
Staff` revie,-- of the Site Development Revie:: for '+?llaoe VI)
88. The minimum wi"ath of the cre_._-side pedeszr .:al: a- strip shall be
feet (measured frcm face-o=-curb to the flocs control' r maintenance fence)
for a minimum o: DC' of the strip's frontage a!onq Villcszes II through
V. Subiect to review and approval by the Flan in, Director, this width
may be reduced to a minimum width of 10 feet or the reriainde_' of the
rererenCed frontage. The peC--trlan walkway s___D shall include a 6—
;Cot minimum width Concrete walkwav which, w'er;.'her feasible, shall
meander within. the creek—s ice walkway strip. t c �+al'Ci:av shall also
r
maintain a four—foot landsc2 ed setback from the curb and the flood
control fence where the width. of. the strip se a=lows.
PASSED, (PROVED A\D AO=—D this 2=t day of `larch, 1956.
AILS: Cl7lln C1!me bcrS eart , e- - , Lg1 L. L_CItt,
%ronheeder and Mayor Snyder
\OES: None
ABSENT: None
City Clerk
-21-
�� � r �� } ! .f� ! r I d.^J,�/„ �..il YYf. �! •S• / �. � "' �iM'i.Il+ y 'L "t.%. •
!w ,AiF :!'C ,�,r, l �,1 r „fxI .f(' s,< 'r C i i � ..r� s 1 r • � r n
� •s/'� ��:I/�� '!•`- ./ :f. w'yS.l,n.f! � •T. Y r• f. fi1 'P,✓�f/•'.1• ', .fv�, �a. 1,
RESOLUTION N0.'"�
A RESOLUTION) OF THE PLANNING COMISSZON
OF THE CITY OF DUBLIN -
APPROVING PA E8-091, VILLAGES AT ALAMO 'CREEX CONDITIONAL USE PERMIT TO
ALLOW MODIFICATIONS TO CONDITIONS OF APPROVAL #46C AND #53
OF PA 85-041.1 (CITY COUNCIL RESOLUTION NO. 31-86)
WHEREAS, Ronald Nahas of Rafanelli & Nahas filed an application
for a Conditional Use Permit to allow modifications to Conditions of Approval
#46c and #53 of PA 85-041.1 (City Council Resolution No. 31-86), the Planned
Development approving the Villages at Alamo Creek project; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and'
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to be
categorically exempt; and
WHEREAS, a Staff Report was submitted recommending that
modifications to Conditions of Approval #46c and #53 of PA 85-041.1 (City
Council Resolution No. 31-86) be conditionally approved; and
WHEREAS, the modifications are appropriate for the subject project,
compatible to existing land uses and facilities in the area and will not
adversely affect public facilities.
NOW, T-HEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that:
a) The modifications are required by the public need in order to
provide for the construction of public improvements within the projects
vicinity;
b) The modifications will be properly related to other land uses and
transportation and service facilities in the vicinity in that a traffic signal
and additional vehicular lanes on Dougherty will be provided to serve the
project as well as the general public;
C) The modifications, if permitted, under all circumstances and
conditions of this particular case, will not materially adversely affect the
health or safety of persons residing or_working in t:^.e vicinity, or be
materially detrimental to the public welfare or injurious to property or
improvements in the neighborhood, as all applicable regulations will be met;
and
d) The modifications will not be contra=-; to the specific intent,
clauses or performance standards established for the district in which they are
to be located, in that the modifications are consistent with and will meet all
standards established for the Planned Development.
BE IT FURTHER RESOLVED THAT THE Plannir.; Commission does hereby
conditionally approve the Conditional Use Permit modification request for Pa
SS-091 on file with the Dublin Planning Department subject to the followin`
conditions .
Unless stated other�.ise all Conditions of Approval shall be complied with
prior to the issuance of building permits and shall be subject to Planning
Department review and apprOval.
1 _
1. This approval allows modifications to Conditions of Approval #460
and #53 of PA 55-041.1 (City Council Resolution No. 31-S6) as follo.,s:
#46c - The developer shall install a signal at Amador Valley Boulevard
and Dougherty Road. The signal shall be installed and
operational 110 later than December 31, 19SS, or upon the,.
occupallcy of 300 units, whichever occurs la
ITT him. 011R64
i
r
f -
peq t o nes along ;
° stalled
Do er, y Road w, e e e i ng cu Ave een in y
for xtheArroyo. Vie a'.developmen acroa t eohern.Pa�clfic
u, •�.ay. ti.ry�nw. wee 9 yy,. ,�;.,,�.•:
'i Ra lroad',,tracka This section of the road shall�be •completed
:.within'90:calendar":days-"of�removal of .ut lity ervices; 'or prior
toythe occupancy :of=650 :unitsswhich evert occurs:last: :This 90
°day period`mayt;be''eatended :ki additional O da s" to a 4total ;of --
`,t.• r rt. TL..:N, i•.... ?'•" nSr•n...•-.:/r, •,Y.M{//'^ „y. l•. •F.'
t 180 calendarda s,'':at `the :discretion=of a publiclWorks 'i/';'%'%`':%:
• •� .. ��. +e'.w -.�.yrY• l:• .i •,y :•.�-r...+-r••,yCLj LYd'� "igY,• y M•'Y.J:."-i;!. a".
�w`Director, Ajletter.Jrequesting this extension shall a submitted
' 'to`~the `Public Works Director for consideration`-at=least t•wo 'weeks
prior to the expiration of the initial 90 day approval period.
2. 'This ,permit shall be revocable for cause in accordance with Section —
8-90.3 .of "the Dublin `Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 21st day of November, 1988.
jAYES: Commissioners Barnes, Burnham, Hack and Zika
NOES: None
ABSENT: None
i
i -
Planning Commtsslo naifrperson
j ATTEST:
l
Planning Direc
y+'l
Al
~l�F4rf} 4xr..
ry s. l"rl;,C„<�.,,,.• 'S,, nF^. J �r r �r .aR ,` .+ y+ r
W";
r. .t1(
i fd� �I rL r i, ( J i,•.r fJp °yl t Yr
f •7. r 6 .' ,' f;r:� rsY. .;r y f^* }�,r '% v t t .�i 'S „p.� yri 6�r 'T f; t'( rl•..hv.�
"') ,. ..'n- r, y •:!f,,;;•r 'r:.. fir#'' rpy1�Jrnr rdr3'a��hAy��i ,��.E 'f�r'f tjr4�ric rl .�`y�.�i �r`�� � hrs ',' ),;,�,Gr ,,.. .:t
J 4 f
Rafanelli and Nahas
Real Estate Development
May 9, 1989
VIA FACSIMILE (829-1528)
Mr. Rod Barger
City of Dublin
P. O. Box 2340
Dublin, CA 94568
Dear Rod:
Per your request this afternoon, the cost agreed to with the
City for constructing the right hand turn lane at Dougherty
Road and Dublin Boulevard is $86,795. The cost of adjusting
the utility pole locations on Dougherty Road if we do not
underground them is $78,962 . In addition, there is a tax in
the amount of $22 , 109 which P.G. &E. feels they have the
right to levy on this contribution. We do not agree with
them.
The City's cost of undergrounding the sys-em was roughly
estimated in February by Ron Ricard of P.G.&E. at $332,000.
That did not include any tax on CIAO. If we were to install
the underground ducts, boxes, etc. and the City were to
install the electrical system at some time in the future, it
is my hope that the City's costs would be reduced by about
500.
Cordially,
onald C. Nahas
Enclosure
RCN/ds
20211 PATIO DRIVE. SUITE 215•CASTRO VALLEY.CA 94545 (41-5) 537-0436 ATT AHCHMENT
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✓ ' '�t/✓✓ i�l /nn 3ryr/ r':��,., GGf� I� a aaa��a( fl y Y IA 1 WI��r<v.
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;;... CITY OF DUBLIN
P.O. Box. 2340 DUCJLIN, CALIFORNIA 94562
March 24, 1989
CITY OFFICES
6560 DUBUh, BLVD.
Mr. Ron Plahas
Rafanelli & Plahas
AW-I:NISTPFTION 20211 Patio Drive Suite 215
(415) 829.4600 Castro Valley, CP. 94546
BuILDir•,G INSPECTION Subject: Dougherty Road Right Turn Lane at Dublin Blvd.
(415) 629-0822
Dear Mr. Plahas,
CITY COUNCIL I am writing in response to your letter to Lee Thompson dated March
(41 s) e29.4600
16 , 1989. In that letter, you indicated that you felt the Engineer's
Estimate for the Dougherty Road right turn laze was excessive.
COLE E�JFORCE?AEr.T
(4'5) 629.0822 Mr. Thompson and I have re-evaluated this estimate, and we would be
willing to reduce the following items:
ENGINEERING
(415) 629.4927 - Civil Engineering Design/Staking from $6,500 to $1,500
- City Plan Check and Inspection_ from $5,832 to $3,500
F;NANCE However, Mr. Thompson would in turn like to add ona item:
(415) 629.6226
- Contract Administration $3,000
PL..:tiSNG
(415) 62°--4910 These revisions would change the total construction cost from $91,17,•
to $86 ,795. Please have your engineer >;a :e these revisions and
POLICE submit them to the City for our approval.
(415) 629.0566
If you have any questions, please feel free to call my office.
PUS'-IC WORKS
(415) 829-4927
Sincerel; ,
RECREATION L j
(415) 629-4932 Rich Lie_ly
Assisrant City Engineer
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City of Dublin -.. . .
P. 0. Bo, 2340
Dublin, CA '94568
::.. . .
RE: . Changed Conditions Of Approval
".. PA 85-041.1, 'Willow Creek....... .. :..: ,,...,.� .
Dear Lee and Larry:
Rafanelli and Nahas hereby requests a change",in,Condition ##47 of -the
.above' plan development approval..: This 'condition.-Provides-that-.wa-mast
construct a right turn lane in a southbound-direction at the
- �..
intersection of Dougherty Road and Dublin Boulevard: As yet, the City
of Dublin has not obtained the right of way for this construction: - We
have completed the plans and specifications and posted security with
the City for this construction project.
Since there is no certainty about the timing of Dublin's acquisition of
the necessary land-for this right turn lane,-,we propose an-alternate
mitigation measure. In conjunction with the construction of the two
southbound lanes on Dougherty Road, we will install t-ra underground
conduits, pads and other facilities required'by P.G:&E.--for .the future
undergrounding of the power lines which currently exist-in-the median
of the road. Upon canpletion of the road, these facilities would be
conveyed to the City and would-be available when the City has the
necessary funds to pay for the installation of conductors,._
transformers, etc. This will be a significant benefit to the City,
both because of our contribution of capital and because this is the
appropriate time for installing the underground conduits. -Otherwise
the City would be forced to do the installation after the street was
constructed.
t I would very much appreciate your e-qpediting the processing of this
request. It is our intention to construct the southbourxi lanes of
Dougherty Road this Sumner, and P.G.&E. requires a sL%-ty day-lead time
for preparation of their drawings. If additional -information is
needed, please let me know. The enclosed fee is based upon our
previous request for changes in conditions of approval.
Cordially,
�
BELC � � Y. 1= D
onald CL
. Nahas JAAR 3 11969
Enclosure 1)U)BLIN PLANNING
RCN/ds r� _(Y4
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VIA FACZ241LE .
1
T9: Rid Barger DATE: April 13, 1989
City of Dublin FA}�:: 229-1528
DRAFr A'fi
AmMZt-Ix_,-r TO C01MITION
The developer shall be responsible for installing thie urrczr=off duct
work, vaults, and accessory structures (excluding ccrr2uctors,
trarstormers, switches or other electrical- as req�u.ired for
f P.G.&E. cverhead wires on Dougherty
the fubzre tuxler5=-w..ndirg o_ the
F,cad in the area of t� str°at i; rove:nents provided for L„..?A.
Condition 53. Developer $I-all pre'v;d° duct work for future s`.re�t
lights, but rxo bases or poles. DP"reloper shall srsb out d�cts for all
future services at the property line. Lhpon co=letion of duct work and
street improvr , nts, as provided und°r Condition. W-53, all facilities
sall be conveyed to the City for use in futti:re t�:GerS=�=irg o`
h
wires.
APR 1
Augur
J.
• i
Regular Meeting - May 15, 1989
A regular meeting of the City of Dublin Planning Commission was held on May
15, 1989, in the Meeting Room, Dublin Library. The meeting was called to
order at 7:00 p.m. by Cm. Barnes, Chairman.
ROLL CALL
PRESENT: Commissioners Barnes, Burnham, Mack, Okun, and Zika;
Laurence L. Tong, Planning Director; Maureen O'Halloran, Senior Planner; Laura
Hoffineister, Associate Planner and Gail Adams, Planning Secretary.
PLEDGE OF ALLEGIANCE TO THE FLAG
Cm. Barnes led the Commission, Staff, and those present in the pledge of
allegiance to the flag.
ADDITIONS OR REVISIONS TO THE AGENDA
None
MINUTES OF PREVIOUS MEETING
The minutes of May 15, 1989 were held until the June 5, 1989 meeting.
ORAL COMMUNICATIONS
None
WRITTEN COMMUNICATIONS
Mr. Tong advised that the Commission had received 5 action letters.
an
ATTACfl6,8ML2,0NffII0
Regular Meeting PCM-8-64 May 15, 1989
^ f
Ms. O'Halloran indicated that there were conditions added and this resolution
would supersede the previous approval. She indicated that the previous permit
is due to expire in one year and this approval will extend the permit for two
years.
Mr. Bob Glockner, Applicant, clarified that the patio area would be located
within enclosed fence area. -
Cm. Zika asked if there were plans to modify the driveway on Starward Drive.
He was concerned that the driveway was dangerous.
Mr. Glockner indicated that there were no current plans in revising the
driveway.
Mr. Wyant, manager of Erik's Delicafe, indicated that he was frequently at the
site and the driveway did not seem dangerous.
Mr. Tong indicated that Staff would look .'at the site distance when processing
the Site Development Review approval.
Cm. Barnes closed the public hearing.
Cm. Burnham asked who was responsible for obtaining food service permits.
Mr. Tong indicated that the Applicant was required to contact the health
department to secure all environmental health permits.
Cm. Burnham asked why the Site Development Review approval was not being
addressed.
Ms. O'Halloran indicated that the Applicant had requested that the Site
Development Review be approved separately for time efficiency.
On motion from Cm. Okun, seconded by Cm. Mack, and with a vote of 5-0, the
Planning Commission adopted
RESOLUTION NO. 89 - 021
APPROVING PA 89-014.2 RAINBOW INVESTMENT ERIK'S DELICAFE CONDITIONAL USE
PERMIT REQUEST TO EXPAND THE EXISTING RESTAURANT USE TO INCLUDE A 360 SQUARE
FOOT (16 SEAT) OUTDOOR SEATING/EATING AREA AT 7603 AMADOR VALLEY BOULEVARD
SUBJECT: PA 89-041 Villages at Alamo Creek -
Planned Development Rezoning request to
modify Condition f53 of the Planned
Development approving the Villages (PA
85-041.1) located at Dougherty Road
Amador Vallev Boulevard and ALameda/Contra
Costa Countv lines
Regular Meeting PCM-8-67 May 15, 1989
1 iy A .�q'y` - r�:�'�I 1. •. A�Y, �-.�! � • 1: / �. i ..1 ,.. ,L:.
2
f
Cm. Barnes opened the public hearing and called for the Staff Report.
Mr. Tong indicated that the Applicant, Ron Nahas, is requesting to modify
Condition #47 of the Planning Development approved for the Villages (PA 85-
041.1) . The City Council granted approval for the Planned Development _
district on March 24, 1986. Staff has determined that it is appropriate to
consider this request through the Planned Development rezoning process.
Ms. Tong indicated that Condition #47 states that the project developer is
required to pay for construction of a right-hand turn lane. The Applicant
would like to replace Condition #47 with the following:
The developer shall be responsible for installing the underground duct
work, vaults, and accessory structures (excluding conductors,
transformers, switches or other electrical equipment) as required for
the future undergrounding of the P.G.&E overhead wires on Dougherty Road
in the area of the street improvements provided for under Condition #53
Developer shall provide duct work, ;and pull boxes for future street
lights, but no bases or poles. Developer shall stub out ducts for all
future services at the property line. Upon completion of duct work
street improvements, as provided under Condition #53, all facilities
shall be conveyed to the City for use in future undergrounding of wires.
Mr. Tong indicated that Lee Thompson, Public Works Director, had been informed
of the change and was presently in the audience if additional questions arose.
Mr. Tong indicated that since a right-hand lane had already been striped, on
Dougherty Road at Dublin Boulevard, the intent of Condition #47 had
temporarily been met. The developer would still be responsible for the
construction of the right-hand turn lane, therefore mitigating traffic impacts
would be satisfied.
Mr. Tong indicated that Mr. Thompson has provided a memorandum on cost impacts
to the City and Developer and the cost impact would be beneficial to all
parties involved.
Mr. Tong indicated that Staff recommended the Commission approve the request
and forward it to the City Council.
Mr. Lee Thompson clarified that the City, not the Developer would be
responsible for the cost impacts.
Mr. Ron Nahas, Applicant, indicated that he was talking with the phone and
power companies regarding this project. He indicated that a bond had been
posted and the underground work was being done. He stated that the approval
would be a winning situation for everyone involved.
Cm. Barnes closed the public hearing.
Cm. Burnham asked what the time schedule was for completing the work.
Mr. Thompson indicated that the project should be completed within sit months.
On motion from Cm. Burnham, seconded by Cm. Okun, .and with a vote of 5-0, the
Planning Commission adopted
Regular Meeting PCM-8-68 May 15, 19S9
RESOLUTION NO. 89-022
RECOMMENDING THE CITY COUNCIL ESTABLISH FINDINGS AND PROVISIONS,FOR THE
APPROVAL OF PA 89-041, VILLAGES AT ALAMO CREEK PLANNED DEVELOPMENT REZONING
REQUEST TO MODIFY CONDITION #47 OF PA 85-041.1
(CITY COUNCIL RESOLUTION NO. 31-86)
SUBJECT: PA 87-012 Donlan Canyon General Plan
Amendment request to include 197+ acre
project site within the City's Primary
Planning Area designating 19.1 acres for
medium-high density residential and 164.9
acres for open space located north of
Dublin Boulevard, westof Silvergate Drive,
an unincorporated portion of Alameda
County (continued from the May 1, 1989
meeting)
Cm. Barnes opened the public hearing and called for the Staff Report.
Ms. O'Halloran indicated that this application had been continued from the
May 1, 1989 Planning Commission meeting in order to receive additional
comments on the Draft EIR and a field trip had been held on May 13, 1989. She
indicated that the public review period for the Draft EIR ends on May 15,
1989.
Ms. O'Halloran indicated that at the May 1st Planning Commission meeting the
following comments were discussed: placement of single-family units; view of
multi-family units from I-580; density of multi-family area; traffic and
circulation at Dublin Boulevard/San Ramon Road intersection; trails in the
open space area; impacts on schools; public services; and soil stability. She
indicated that the Final EIR will include responses to all of the comments
received during the public review period and should be ready for review at the
June 19, 1989 meeting.
Ms. O'Halloran indicated that Jennifer Toth from EIP Associates and Chris
Kinzel, TJKM, were in the audience if any questions arised.
Mr. Mike Gleason, the Applicant, thanked everyone for coming to the field
trip. He indicated that he had made some grading revisions to the development
so that the visual impacts from I-580 would be eliminated. He stated that
units would not project above major or minor ridgelines. He showed
photographs of the proposed revision and indicated that the additional hill
would disguise the homes from the scenic corridor.
Mr. Gleason indicated that the cumulative traffic impacts with or without the
project would be a LOS F. The mitigation measures would bring the impacts to
LOS D.
Mr. Bob Doyle, East Bay Regional Park District, was on the field trip and he
introduced Maxine Turner, Chief of Planning for East Bay Regional Parks
District who was in the audience.
Mr. George Thomas indicated that he would be avail-sble to ans,,er any questions
or concerns.
Regular Meeting PCM-8-69 May 15, 1989