HomeMy WebLinkAboutAttach 7 CC Reso AppvPA85-035.3 RESOLUTION NO. 82-85
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW APPLICATION
PA 85-035.3 HATFIELD DEVELOPMENT CORPORATION
INVESTEC, INC.
WHEREAS, Hatfield Development Corporation-Investec,
Inc. have submitted detailed Site Development Review plans for
the 175-1ot single family residential (70+ acres) and common open
space (18.6+ aacres) project that collectTvely make up Tentative
Maps 5072, ~073, and 5074 being the remaining, unrecorded single
family residential portions of Tentative Map 4859 (APN 941-1007-
34, 7-40 and 7-44); and
WHEREAS, the Planning Commission did hold a public
hearing on the matter at their regularly scheduled meeting on
July 15, 1985; and
WHEREAS, the Planning Commission adopted Resolution
No. 85-042 recommending that the City Council approve PA 85-035.3
Hatfield Development Corporation - Investec, Inc.; and
WHEREAS, proper notice of the July 15, 1985, Planning
Commission and the August 12, 1985, City Council public hearings
were given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending
that the Site Development Review be approved subject to
conditions prepared by Staff and reflected in the Planning
Commission Resolution No. 85-042; and
WHEREAS, the City Council did hear and consider all
said reports and recommendations as herein above set forth; and
WHEREAS, the City Council considered and reviewed the
submittal information at their regularly scheduled meeting on
August 12, 1985; and
WHEREAS, the City Council had previously adopted a
Negative Declaration of Environmental Significance for the
project; and
WHEREAS, the City Council finds that the proposed Site
Development Review will not have a significant environmental
impact;
NOW THEREFORE BE IT RESOLVED that the Dublin City
Council does hereby find:
The Site Development Review request is substantially
consistent with the intent and requirements set forth within
the conditions of approval covering this property specifically
as set forth by Resolution No. 17-84 of the Dublin City
Council (PA 83-073; Tentative Map Extension), the Findings and
General Provisions for the 1478th Zoning Unit approved by
Alameda County on July 20, 1981, and Resolution No. 85-33 of
the Dublin Planning Commission (PA 85-038; Conditional Use
Permit).
The approval of the Site Development Review will be consistent
with the Dublin General Plan.
The proposed Site Development Review request will not have a
significant environmental impact.
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ATTACHMENT 7
The Site Development Review request is appropriate for the
subject property in terms of being compatible to existing land
uses in the area, will be visually attractive, will not
overburden public services, and will provide housing of a type
and cost that is desired, yet not readily available in the
City of Dublin.
The proposed Site Development Review request will not have
substantial adverse effects on health or safety or be'
substantially detrimental to the public welfare, or be
injurious to property or public improvements.
6
General site considerations, including site layout,
orientation and the location of buildings, vehicular access,
circulation and parking, setbacks, public safety.and similar
elements have been designed to provide a desirable environment
for the development.
General architectural .considerations including the character,
scale and quality of the design, the architectural
relationship, with the site and other buildings, building
materials, colors and similar elements have been incorporated
in order to insure compatibility of this development with its
design concept and the character of adjacent buildings and
uses.
General landscape considerations including the locations,
provisions for irrigation, maintenance and protection of
landscaped areas and similar elements have been considered to
insure visual relief to complement buildings and structures
and to provide an attractive environment for the public.
9
The site is physically suitable for the proposed development
in that the site is indicated to be geologically satisfactory
for the type of development proposed in locations as shown,
provided geological consultants' recommendations are followed;
and the site is in a good location regarding public services
and facilities.
BE IT FURTHER RESOLVED THAT the Dublin Planning
Commission finds that the Site Development Review PA 85-035.3 is
an integral part of the Planned Development (PD) Zoning and
Prezoning of the subject property; and
BE IT FURTHER RESOLVED that the Dublin Planning
Commission does hereby recommend that the City Council and
Planning Director approve the Site Development Review PA 85-035.3
subject to the conditions listed below:
CONDITIONS OF APPROVAL:
Unless otherwise specified the following conditions shall be
complied with prior to issuance of the building permits. Each
item is subject to review and approval by the Planning Department
unless otherwise specified.
1. Except as specifically modified or elaborated upon by the
conditions listed below, site development of the 89+ acre - 175
unit single family residential/common open space remainder of the
Nielsen Ranch Subdivision (Tentative Map 4859) shall conform to
the Conditions of Approval established by Resolution No. 85-33 of
the Dublin Planning Commission approved on July 1, 1985, for City
File PA 85-038; Conditional Land Use Permit.
2. Development shall be generally consistent with the following
submittals;
Tract 5072 Plot and Grading Plan, prepared by Wilsey and Ham
and dated received by the Dublin Planning Department May 17,
1985.
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Tract 5073 Plot and Grading Plan, prepared by Wilsey and Ham
and dated received by the Dublin Planning Department June 6,
1985.
Tract 5074 Plot and Grading Plan, prepared by Wilsey and Ham
and dated received by the Dublin Planning Department June
18, 1985.
Floor Plan and Elevations - Dublin Heights, prepared by Emil
Benes Associates, architecture and Planning, and dated
received by the Dublin Planning Department May 17, 1985.
Dublin Heights - Exterior Color Schedule, prepared by
Hatfield Development Corporation and dated May 6, 1985.
Nielsen Ranch - Custom Quality Features, prepared by
Hatfield Development Corporation, and dated July 1, 1985.
Nielsen Ranch - Rear yard depth on lots indicated as having
less than 15' level, prepared by Wilsey & Ham and dated
received by the Dublin Planning Department August 12, 1985.
Collectively these submittals constitute Exhibit "E" on file with
the Dublin Planning Department (PA 85-038).
3. Unless otherwise stipulated in these conditions of approval
or by subsequently approved Site Development Reviews covering the
lots in this project, development of the single family
residential lots in this project shall conform to the following
design criteria;
Front Setback -
20' minimum
Rear Setback
20' minimum* (with a 15' minimum
clear and level area from building
to adjoining top or toe,of any
engineered slope area steeper then
a three-horizontal-to-one-vertical
ratio).
Sideyards
Street-Side
Sideyard Setback -
5' minimum and 15' aggregate
minimum (The minimum sideyard shall
be increased to a width of 6' to 8'
wherever feasible, and shall
include a 5' minimum width clear
zone for circulation and
maintenance purposes adjoining the
structure placed on each lot which
shall be clear and level. Wherever
feasible a 10' clear and level
zone, for possible future vehicular
access to rear yard areas and for
maintenance purposes (exclusive of
any 4' lift or drop where front-
to-rear split level units are
established), shall be provided
adjoining the structure placed on
each lot in this subdivision. This
10' clear and level zone shall be
provided along the sideyard
adjoining the garage wherever
feasible).
15' minimum
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Except as specifically modified by the above listed design
criteria, or as established elsewhere in the conditions of
approval for this project, the lots developed in this project
shall be subject to the guidelines of the R-i-B-E; Single Family
Residential Combining District (with 7,000 sq. ft. minimum lot
size and 70' minimum average width) as regards both land use
restrictions and minimum/maximum development criteria.
Rear yard setbacks for Lots 1-10 of Block 5 - Tract 5073 may
be reduced below this 20' standard as generally depicted on
the Plot and Grading Plan covering those lots. Rear yard
clear and level areas for custom, modified plans and
production units listed on the submittal identified in
Condition #2.G. above may be reduced to less than the 15'
standard as generally indicated by that submittal.
~. Site grading aggregating in excess of fifty cubic yards
and/or placement of ancillary detached structures aggregating in
excess of 100 sq. ft. in size located in excess of thirtM-five
feet from the principle residences established on the following
lots shall not occur until a Site Development Review application
is processed pursuant to Section 8-95.0 of the Zoning Ordinance;
Tract 5072, Block 1, Lots 1 & ~-6
Block 2, Lots 7-9
Tract 5073 Block 1, Lots 1, 3, ~ & 6-12
Block 2, Lots 1, 2, 12, 13 & 16-21
Tract 5074 Block 1, Lots 2-10 & 14-19
Block 3, Lots 1-16 & 18-22
5. Slope areas with a gradient steeper then three-horizontal-
to-one-vertical created in conjunction with this project with the
resultant slope height in excess of seven feet shall be planted
with 15-gallon sized trees within 60 days of the sire'is rough
grading. Planting ratios to be observed for these areas shall be
one tree @ 1,000+ square feet of slope area. In addition to the
trees required a~ rear and/or side slope areas, a minimum of two
on-site tree shall be provided by the developer along the
frontage of the lots established by this development. These
trees shall be of a minimum size of 15-gallons and shall be of a
species determined acceptable by the Planning Department. Trees
in slope areas of individual lots and within the Common Open
Areas shall be irrigated and shall be maintained by the developer
until the individual units are initially occupied and the
ownership of the common open areas is assumed by the Homeowner's
Association for this project. Irrigation of trees within
individual lots shall be by separate irrigation systems to be the
responsibility of the future individual property owners.
6. The height of custom or modified homes shall not exceed
twenty-five (25) feet as measured perpendicularly from natural
grade. Skirt heights screening undeveloped, non-living space for
custom or modified homes (measured from natural grade to finished
floor elevations) shall not exceed a maximum of nine (9) feet.
Deviation and/or refinement of these standards may be considered
as part of the Site Development Review process covering these
lots.
7. The design, location and materials of all fencing, and of
all retaining walls install by the developer, shall be subject to
review and approval by the Planning Director. Provision of
common fences for all side and rear yards shall be the
responsibility of the developer. Fencing insyalled by the
developer at the bottom or top of slopes higher then ten feet,
and/or fences of rear yards with a high visibility from adjoining
down slope areas, may be designed with an open mesh material,
subject to review and approval by the Planning Director as
regards location and material utilized.
$. An adjustment to downslope fill areas shall be made below
the following lots to provide a more rounded, finished design
more reflective of surrounding natural slopes;
Tract 5072; Block 2 - Lots 7 - 9
Tract 5073; Block 3 - Lot 1
Tract 5074; Block 1 - Lots 25 - 28
9. Stem access areas into the Common Open Space Areas shall be
graded to accomodate vehicular entry. Final grading plans for
these areas shall be subject to review and approval by the City
Engineer, the DSRSD - Fire Department and by the Dublin Police
Department as regards maximum horizontal and cross slopes.
Provision of bollards and/or gated access entrys to these areas
from adjoining public streets shall be subject to review and
approval by the same three parties.
10. Adjustment to Lots 1, 2, and 23 to 26 of Block 4 of Tract
5073 shall be made to generally conform to the Staff Study
prepared for that area and dated July 10, 1985. These
modifications shall be made to increase the clear, level rear
yard area of Lot 2 and to provide a minimum 15-foot street-side
side yard setback for Lot 23.
11. A new, Common Open Space Area shall be established
encompassing the bulk of the ungraded slope areas of Lots t, 2,
12-14, and 16-19 of Block 2 - Tract 5073. Appropriate vehicular
access to this new common open space area shall be supplied and
shall be subject to review and approval by the Planning Director,
the City Engineer and the DSRSD-Fire Department. Heavy irrigated
landscaping on the cut slope areas above the adjoining the cul-
de-sac bulb for Cloud Court (slopes within 75 of the cul-de-sac
on Lots 12 and 13 of Block 2 - Tract 5073) shall be provided by
the developer and maintained as part of the new common open space
area by the project's future Homeowner's Association..
12. The twelve custom lots proposed for development within this
project are subject to individual, or grouped Site Development
Review applications pursuant to Section 8-95.0 of the Zoning
Ordinance. Grading for these lots shall be minimized to the
greatest extent possible while creating reasonably sized,
functional exterior living areas (padded yard areas and/or raised
deck areas).
13. To the greatest degree feasible, the site grading and
drainage established in proximity of the north west corner of the
adjoining Dolan School Site (APN 941-100-7-26) shall be
coordinated to provide smooth, uniform slopes and intergrated
drainage systems.
14. The adjoining lands identified as the 3.5+ acre Common Open
Space Area - Parcel "D" of Tentative Map 4859 ~hall be retained
within the remaining, unsubdivided portion of the Nielsen Ranch
holding. Access to this area shall be provided between Lots 15
and 16 of Block 3 - Tract 5074.
15. The pad elevation and lot configuration of Lots 8, 22 and 23
o£ Block 1 - Tract 5074 shall be modified to generally conform to
the Staff Study prepared for that area and dated July 10, 1985.
These modifications shall be made to allow the height of the
driveway ramp for Lot 8 to be lowered a minimum of 4'-6' to
decrease its impact on adjoining Lot 9.
16. Project grading performed within 25 feet of the drip line of
existing onsite or offsite trees shall be addressed by a
horticultural report and the recommendations and findings of that
report incorporated into the grading and improvement plans of
this project.
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17. The lot configurations of Lots 3 - 6 of Block 3 - Tract 5074
shall be modified to generally conform to the Staff Study
prepared for that area and dated July !0, 1985. These
modifications shall be made to limit the encroachment of Lot 4
(lot configuration, unit placement and site grading) into the
adjoining open space lands. The required minimum clear level
area at the rear of the structure developed on this lot may be
reduced to five feet.
18. Grading above Custom Lots 17 - 19 of Block 2 - Tract 5074
shall be modified to provide deeper building pads and a smoother,
rounder graded face for cut slopes established above these lots.
19. The developer shall confer with the local postal authorities
to determine the type of mail receptacles necessary and provide a
letter stating their satisfaction with the type of mail service
to be provided. Specific locations for such units shall be to
the satisfaction of the Postal Service.
20. Prior to the issuance of grading or building permits, a
detailed phasing plan shall be submitted for review and approval
by the Planning Director indicating phasing of construction and
installation of project structures, roads, drainage improvements,
improvements with common open areas and required landscaping and
irrigation improvements.
21. Signs established for project identification (as regards to
number, size, location, copy and design) shall be subject to
review and approval by the Planning Director prior to
installation.
22. Prior to the issuance of building permits, the developer
shall submit a letter documenting that the ordinance requirements
of the DSRSD-Fire Department have been satisfied.
23. The configuration and unit plotting for Lots 1-5 of Block 1
- Tract 5073 shall be modified to generally conform to the Staff
Study prepared for that area and dated July 10, 1985. These
modifications shall be made to maximum the distance between the
structures respectively at be located on Lots ~ & 4 and to allow
the proposed headwall to be moved further up the existing swale
area and to allow a corresponding reduction of the amount o£ fill
placed in said swale area. Based upon his review of the revised
plot and grading plan for these two lots, it shall be at the
Planning Director's discretion whether development of the two
lots shall be with custom designed structures. The decision to
require, or not require, custom units shall be tied to the degree
that grading within the swale area and the related impacts to
existing vegetation is minimized by application of the required
revisions to lot configuration and unit location.
1985.
PASSED, APPROVED AND ADOPTED THIS 12th day of August,
AYES:
Councilmembers Hegarty, Jeffery, Moffatt,
Vonheeder and Mayor Snyder
NOES: None
ABSENT: None
City er ' ~
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