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HomeMy WebLinkAboutReso 129-89 HansenHillPDPrez RESOLUTION NO. 129 - 89 ~ R~SOLD~ION O~ ~H~ ~I~Y COUNCIL O~ ~H~ CI~ OP DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPNENT (PD) PREZONING CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hensen Drive and South of Winding Trails~ and WHEREAS, the Planning Commission'held public hearings to consider the request on November 6, 1989 and November 20, 1989~ and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Planned Development Prezoning subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing, and recommended City Council approval of the Planned Development general provisions~ and WHEREAS, pursuant to State law (CEQA) and regulations, a Mitigated Negative Declaration of Environmental Significance has been prepared. WHEREAS, The City Council held a public hearing to consider this request on November 27, 1989~ and WHEREAS, proper public notice of this request was given in all respects as required by law for the City Council hearings~ and WHEREAS, the Staff Report was submitted recommending the City Council approve the Planned Development Prezoning subject to conditions~ and WHEREAS, the City Council heard and considered all said reports, recommendations and written and oral testimony submitted at the Public Hearing as herein above setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find that: [ccreso3] 1 The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and The proposed prezoning will'not have a significant environmental impact~ and The prezoning, as conditioned, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services~ and The prezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. BE IT FURTHER RESOLVED that the City Council does hereby approve PA 89-062 Hansen Hill Ranch/Bren Co. Planned Development Prezoning subject to the general provisions listed below: GENERAL PROVISIONS Intent= This approval is for Planned Development Prezoning PA 89-062 Hansen Hill Ranch. This PD District is established to provide for and regulate the development of production and custom single-family dwellings. This approval prezones 180 low-density single-family lots on approximately 51 acres and the remaining acreage. Approximately 96 acres are prezoned as open space. Development shall be generally consistent with the following submittals: Plans prepared by David L. Gates and Associates consisting of 21 sheets dated received August 9, 1989. Except Sheets L-5 and L-6 are modified through this approval to prezone Lots 181 through 190 as open space rather than residential as shown on the plans. Plans prepared by Shleppey Hesmalhalch Associates, Inc. consisting of preliminary floor plans and elevation plans dated received May 22, 1989. Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. [ccreso3] 2 Yards (Setbacks): The minimum requirement for yards shall be as follows= A. Depth of Front Yard (Setback): 20 foot minimum Exception= 1) 10 foot minimum for units with side vehicular entrance garages (see building height exception) and 2) custom homes may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints of the site prevent the development from complying with the 30 foot minimum setback. In no event shall the front yard setback for a custom home be less than 5 feet from the garage. B. Rear Yard (Setback): 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) see Section 8.26.6.1 Alternate Provision of Rear Yard (compensating yards) of the Dublin Zoning Ordinance. 2) 10 foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall). 3) 10 foot minimum setback for second story decks, however second story decks encroaching within the required 20 foot setback on lots with their rear property line adjacent to another residential lot(s) shall be subject to Site Development Review approval (Lots i through 5, Lots 30 through 39, Lots 52 through 56, Lots 82 through 92, Lots 120 through 129, Lots 143 through 148, Lots 155, 156 and 167). C. Side Yard (Setbacks): 5 foot minimum with 15 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 10 foot minimum street side yard of corner lot. D. General Yard Provisions= 1. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. 2. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into required yards subject to compliance with building code requirements. [ccreso3] 3 0e 3. A 15 foot minimum separation shall be maintained between all buildings located on adjacent lots. 4. Accessory structures located in required yards shall be subject to the provisions of Section 8-60.20 through 8-60.32, 8-60.59 of the Dublin Zoning Ordinance. 5. On lots where the minimum rear yard clear and level zone can not be provided due to topography or vegetation constraints, decks of comparable area shall be required subject to Site Development Review approval. Building Height: 32 foot maximum or two stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: Building height for units with garage 10 foot front yard setbacks, shall not exceed one (1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum. Custom homes site development shall generally conform to the guidelines established in "custom lot design guidelines (Attachment 1). Parking: minimum 2 covered parking spaces per dwelling unit required. Building site: Lot size: 5,700 square foot minimum; 7,700 square foot average. Except as specifically modified by the provisions of this PD (PA 89-062) District, the lots developed in this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. Except as specifically modified by the provisions of this PD District, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. The design, location and material of all fencing and retaining walls installed by the developer shall be subject to approval of Site Development Review. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses [ccreso3]. 4 55 8e 0e subject to review and approval of the Planning Director and Public Works Director. All landscape areas within open space and common areas. shall be subject to approval of Site Development Review. Appropriate vehicular access to open space shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. All signs established for identification of this project shall be subject to approval of Site .Development Review. Except as may be specifically provided for within these General Provisions for PA 89-062, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 2). Except as may be specifically provided for within this PD PA 89-062 development, shall comply with City of Dublin Police Services Standard Residential Building Security Recommendations (Attachment 3). Residential lots 181 through 190 depicted on Sheets L-5 and L-6 prepared by David Gates & Associates are designated open space and are hereby prezoned open space. Minor deviations from the conditions established in Provision 15 and 16 above may be made through the Site Development Review process. CC&R's shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. The Open Space/Landscape Management Plan shall be subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review of Landscape Plans. ~A master trail system plan for the open space area shall be constructed and shall be subject to approval of Site Development Review. Fire buffer zone shall be provided and maintained on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. The fire buffer zone shall be subject to Site Development Review approval. [ccreso3] 5 Approval of this PD PA 89-062 Hansen Hill Ranch is for two (2) years as established in Section 8-31.2(b) of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 27th day of November, 1989. AYES: Councilmembers Hegarty, Snyder, Vonheeder and Mayor Moffatt NOES: None ABSENT: Counci lmember Jef fery [ccreso3] 6 CUSTOM LOT DESIGN GUIDELINES Goal: The goal of this guideline is to establish a design criteria which provides a framework of compatibility 'between the production units, custom homes and site characteristics of Hansen Ranch. The following design and site criteria will establish a consistent direction and level of quality while providing reasonable flexibility in expressing the individual character of the custom homes. Architecture: 1) Architectural massing should include articulation of wall planes, projections and recesses to provide shadow and depth, multiple forms and masses. Unarticulated. vast expanses of wall surface and "box like" buildings without horizontal or"vertical wall articulations would -be inappropriate. 2) Provide consistency with existing production units by using materials and colors from production palette or those that are compatible. 3) Roof materials may be flat tile, slate, fire rated shingles or shakes acceptable to the City of Dublin. 4) 5) The garage door should appear to be recessed into the walls. Garage~doors should be sectional. The incorporation of balconies and decks into or within the building form is encouraged for both p~actica! and aesthetic value. Balconies should be integrated to break up large wall masses, offset floor setback and add human scale to buildings. Elevated decks should be skirted to grade. Building Site: Building siting, height, and scale should respond to the terrain. 2) The building should be sb!it in levels which terrace up .or down the. slope to keep floor levels close to natural grade.. Down skope or rear elevations with high visibility should be kept low. /ATTACH IE. T :- Custom Lot Design Guideline~ Page Two Building Site (Continued): 4) 5) Pony walls or skirt walls between a floor level and the natural grade below should be a maximdm of 10 feet in height. Whenever possible, buildings should be sited to preserve and to avoid disturbance to existing trees of 8 inch or 'larger in caliper. Buildings should be sited to preserve drainage patterns if possible. Buildings should be designed to minimize bulkiness on hillside terrain. Recesses, overhangs, and the play of light and shadow can further reduce mass and add interest, variety, and human scale to the building facade. s) Decks should be terraced and should have a maximum 10 feet height between the deck surface and natural grade. Deck must have skirting. Landscape Design: 1) Landscaping in front yards should be designed to be similar in appearance, in design and materials, to that in adjacent'properties within Hansen Ranch. 2) Vegetation should be used to provide some screening of skirt walls under or behind decks and other downslope walls. 3) Landscape design should feature trees to be preserved. Landscape design, including forms, materials and planting design, should be compatible with the forms and patterns of open space vegetation andthat of adjacent properties within and beyond Hansen Ranch. CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. Final buildinZ and site de~e!oDment plans shall be reviewed and approved by the PlanninK Department staff prior to the issuance of a buildinZ permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. That ramps, special parking ~paces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. That all materials and colors are to be as .approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affec~ the exterior character shall be - resubmitted to the Dublin Planning Department for approval. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony.with the exterior of the .building. ~- requirements. Tha't all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtaine.d._with .at. ..1. ea..s..~' their minimum Code Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the buildinK permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size· That a plan for an automaticSirrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces· f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compatriot or damage to the tree. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. Final insoection or occupancy permits will not be Kranted until all construction and landscaping is complete in accordance with apDroved plans and the conditions required by the City. DUBLIN POLICE SERVICES STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS 1. DOORS A. All exterior wood d6ors and doors leading from garages ~ into interior dwelling areas of the residence shall be of solid wood construction, no less than 1- 3/4 inches thick. B. Auxiliary locks are to be added to each door and shall be double cylinder deadbolt locks when there is a window within forty inches of the locking,device. Deadbolt locks must have a minimum one inch throw or equivalent burglary resistant locks where permitted by the fire code. If the cylinder of the lock protrudes from the face of the door, it must be fitted with a cylinder ring guard so it cannot be gripped by pliers or other wrenching devices. C. High security strike plates shall be fitted to all doors with wooden jambs when an auxiliary deadbolt lock is installed. The strike plate shall have a minimum of two wood screws of 3 inches in length that engage the upright door studs. D. In-swinging doors shall have rabitted jambs or alternative means of strengthening. E. Exterior hinges snail have non-removable hinge pins. F. Exterior and interior garage.out-swinging doors shall have non-removable, hidden or non-accessible hinge pins. G. Double hung doors shall have one of the doors secured with two cane bolts of hardened steel. The bolts shall engage a metal strike to a depth of not less than 3/8 inch and be a minimum. 1/4 inch diameter. H. Sliding glass doors shall meet the uniform building code for shatter resistance. Sliding glass doors shall be fitted with a locking d~vice, that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so, as to prevent their separation by pulling, prying or similar atta~. An auxiliary locking device shall be installed on the ~oor which may be a pin lock or similar device of not less than 1/4 inch diameter. The pin shall be of hardened material and engage the metal nnr~nn : , TTA H E .Tc The primary locking device function may be operable by a keyed or code lock inside and out as permitted by the fire department or building codes. Double sliding glass doors shall be locked at the meeting rail Each segment, of or sliding portion o~ the door · i, shall be fitted with an auxiliary security lock. I. Entry doors shall b~ fitted with a minimum 180 degree peephole. 2. WINDOWS A. All accessible dwelling win~ows shall be secured as follows: sliding glass windows shall,be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. .Windows shall meet the uniform building security code for shatter resistance. B. Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. C. Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows· D. Windows fitted with a crank type gear opening devices shall be fitted with a pr-~sitive window lock that engages metal to metal· 3. LIGHTING A. Dwellings shall be fitted with lighting over all exterior entryways. The minimum standards shall be a 60 watt incandescent light or the equivalent in lumins. B. Street or apartment numbers shall be-illuminated from the interior and contain numerals of not less that 2 1/2 inches. GARA~iE AND STORAGE AREAS A. Ga_rage doors shall be secured with a metal to, metal locking devi.-e that prevents the do._~r from being polled or pried up from the out side. No electric garage tic;or openers shall be permj~tted'that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permitted with an alternative form of lnrkinO device activated from the interior of the garage. Exterior garage doors shall be of solid core construction and fitted with a auxiliary deadbolt lock as prescribed in Section Any windows inside garage doors shall be of non-breakable material, or covered with a security mesh of 1/'8 inch material minimum, two inches apart. B. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall be fitted a deadbolt lock and associated hardware, or a minimum 3/8 inch.diameter hardened padlock hasp.