HomeMy WebLinkAboutPC Reso05-11 Rec CC Starward Row SDR
RESOLUTION NO. 05-11
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF A
SITE DEVELOPMENT REVIEW FOR
ENEA PROPERTIES ST ARW ARD ROW RESIDENTIAL PROJECT
(P A 04-006)
WHEREAS, the Enea Properties Company LLC, the site property owner, has
requested approval of a General Plan Amendment to change the land use designation from
Retail/Office to Medium Density Residential (6.1 to 14.0 units per acre), a Planned
Development District Rezoning and Stage 1 and Stage 2 Development Plan, Site Development
Review to subdivide a .77- acre parcel (APN 941-0173-002-02) for ten (10) single-family
dwellings and related improvements on land generally located north and east of Starward
Drive, and north of the Shamrock Shopping Center; and
WHEREAS, a completed application for each of the requested actions, including the Site
Development Review, is available and on file in the Dublin Community Development
Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City
prepared an initial study consistent with CEQA Guidelines Section 15162 for the Project,
including the request for Site Development Review, to assess any potential significant
environmental impacts which may result from the project. Various studies addressing potential
traffic and air quality, noise, hazardous materials and waste, and geotechnical impacts were
prepared for the project, and mitigation measures were recommended to reduce the identified
potential impacts to less-than-significant levels. Based on this, a Mitigated Negative Declaration
and accompanying Mitigation Monitoring Plan were prepared, and subsequent incorporation of
all mitigation measures recommended by the various studies and the City's standards for
construction in the Project design, and further evaluation, has determined that the Project, as
designed and proposed, would not result in any significant adverse impacts. All potential
environmental impacts have been reduced to a less-than-significant level. The Mitigated
Negative Declaration and Mitigation Monitoring Program are proposed for adoption with this
Project and are include in the attachments to the Staff report; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
January 25,2005; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending
City Council approval of Site Development Review for the Project, subject to Conditions of
Approval contained in this Resolution, and recommending the Planning Commission transfer
approval authority of the project to the City Council pursuant to the Dublin Zoning Ordinance,
and in conjunction with the before mentioned applications for the Project; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth on January 25,2005 and used their
independent judgment; and
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend the City Council make the following findings and
determinations regarding said proposed Site Development Review:
1. Approval of this application (P A 04-006) as conditioned is consistent with the
purposes and intent of Section 8.104 (Site Development Review) ofthe Dublin
Zoning Ordinance as it will promote orderly, attractive and harmonious site
development compatible with site constraints and compatible with surrounding
properties and neighborhoods, because the project's building elevations,
landscaping, colors and materials reflect those of development in the project
vicinity.
2. The approval of this application, as conditioned, will comply with the policies of
the General Plan, as proposed for amendment, and the Planned Development
Rezoning and the Stage 1 and Stage 2 Development Plan for the project which
allows for residential development at a density of 14 dwelling units per acre for a
total of 10 single-family homes at this location.
3. The approval of this application, as conditioned, is in the best interests of the
public health, safety, and general welfare as the development is consistent with all
laws and ordinances of the City of Dublin and implements the General Plan, as
proposed for amendment.
4. The proposed site development, including site layout, vehicular access, circulation
and parking, setbacks, height, walls, public safety, and similar elements, as
conditioned, has been designed to provide a desirable environment for the
development.
5. The Project has been designed with consideration given to the character, scale,
and quality of the architectural design and detailing with regard to the site and the
surrounding residential development. The Project will provide a unique
residential development of 10 dwelling units which is compatible with the urban
nature ofthe neighborhood, and along with the Conditions of Approval in this
Resolution, will provide a high quality residential subdivision.
5. Landscape considerations, including the location, type, size, color, texture, and
coverage of plant materials, and similar elements (shown on Sheet L-I of Exhibit
C to Attachment 3), have been made to ensure visual relief and an attractive
environment to the public as front yard landscaping, street trees, and a landscaped
sidewalk strip will support the pedestrian-oriented character ofthe development's
porches and porticos to create an attractive place for residents and pedestrians to
walk.
BE IT FURTHER RESOL VED THAT THE Dublin Planning Commission does
hereby recommend City Council approval of the Site Development Review for the Enea
Properties Starward Row Residential Project, P A 04-006, subject to the following Conditions of
Approval, and subject to City Council approval ofthe proposed General Plan Amendment and
Planned Development District Rezoning! Stage 1 and Stage 2 Development Plan, and approval
of the Vesting Tentative Tract Map 7597 by the Planning Commission.
2
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use. and shall be subject to Department of
Community Development review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of approval.
[PL.l Planning. rBl Building. [POl Police. [PWl Public Works [ADMl Administration/City
Attorney. [FINl Finance. [Fl Dublin Fire Department. [DSRl Dublin San Ramon Services
District. [COl Alameda County Department of Environmental Health. [lTl Information
Technology Department.
SITE DEVELOPMENT REVIEW
Development pursuant to the Site Development Review approval for P A 04-006 shall generally
conform to the following plans and documents available and on file in conjunction with the
Planned Development Stage 1 and 2 Development Plan in the Department of Community
Development, as conditioned: Architectural and Project Plans prepared by Craig + Grant
Architects, Inc. for "Starward Row" dated January 1 0, 2005; Vesting Tentative Tract Map 7597
and Preliminary Grading, Drainage and Utility Plan prepared by DeBolt Engineering, dated
January 10,2005; and a Conceptual Landscape Plan, Sheet L-l of Project Plans, prepared by
Borrecco/Kilian and Associates, dated November 12,2004, by the City of Dublin. The Site
Development Review shall also generally conform to the Colors and Materials Board received on
October 1, 2004, and the Streetscape Elevation/View submitted by the Applicant/Developer,
which are on file in the City of Dublin Community Development Department.
1. Standard Conditions. The project shall comply with the PL,B Through Standard
Cit of Dublin Site Develo ment Review Standards. Com letion
2. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard
effect at the time of building permit issuance, including, but no later
but not limited to, Planning fees, Building fees, Dublin than Issuance
San Ramon Services District Fees, Public Facilities Fees, of building
Dublin Unified School District School Impact fees, Public permits
Works Traffic Impact fees, Dublin Fire Services fees;
Noise Mitigation fees; Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees in effect at the time
of building permit issuance. Unissued building permits
subsequent to new or revised TIF's shall be subject to
recalculation and assessment of the fair share of the new
or revised fees.
3. Colors and Materials Board. The colors and materials PW Issuance of Standard
utilized in the project shall conform with the Colors and Building
Materials Board submitted by the Applicant/Developer Permits
dated received October 1, 2004, and the Streetscape
Elevation/View submitted by the Applicant/Developer.
Any changes to colors or materials shall be subject to
a roval of the Director of Communit Develo ment to
3
4.
5.
6.
7.
8.
9.
reflect an chan es made durin ro'ect review.
House Numbers List. ApplicantlDeveloper shall submit PL, F
a house numbers list corresponding lots shown on the
Tentative Map. Said list is subject to approval of the
Director of Community Development. Approved numbers
or addresses shall be placed on the homes. The address
shall be positioned to be plainly visible and legible from
the street fronting the property. Said numbers shall
contrast with their back rounds.
Term. Approval of the Site Development Review shall PL
be valid for one year from approval by the Planning
Commission. If construction has not commenced by that
time, this approval shall be null and void. The approval
period for Site Development Review may be extended six
(6) additional months by the Director of Community
Development upon determination that the Conditions of
Approval remain adequate to assure that the findings of
approval will continue to be met. (Applicant/Developer
must submit a written request for the extension prior to
the ex iration date of the Site Develo ment Review.
Revocation. The SDR will be revocable for cause in PL
accordance with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this a roval shall be sub' ect to citation.
Plot Plans. Plotting Plans for each phase of the project PL
and dwelling unit type shall be submitted by the
Applicant/Developer to the Department of Community
Development for approval by the Director of Community
Development prior to submitting for building permits in
each res ective hase.
Automatic Garage Door Openers. Automatic garage B, PL
door openers shall be provided for all dwelling units and
shall be of a roll-up type. Garage doors shall not intrude
into the public right-of-way. Garage for Lot 10 shall have
two automatic ara e door 0 eners.
Modification or Amendment to Approved Site PL
Development Review. Modification or Amendment to
an approved Site Development Review shall be pursuant
to Section 8.104.090 ofthe Zoning Ordinance. The
process for amending a Site Development Review shall be
the same as the process for approving a Site Development
Review except that the decisionmaker for minor changes
in the Site Development Review for individual lots shall
be the Communit Develo ment Director.
Issuance of
Building
Permits
Approval of
Improvement
Plans
On-going
Issuance of
Building
Permits
Occupancy of
Unit
On-going
Standard
Standard
Municipal
Code
Standard
Standard
Z.O.
10.
11.
Building and Fire Codes. The project shall comply with B, F
Uniform Building Code and Fire Code as adopted by the
City of Dublin including opening and wall rating based on
distance from ro ert line.
Smoke detectors. The ApplicantlDeveloper shall provide B, F
smoke detectors in accordance with the California
Buildin Code section 310.9.
4
Issuance of
building
permit
Issuance of
building
ermit
UBC and
FC
UBC
Survey. Due to the proximity of the dwellings,
foundation forms shall be surveyed to verify location prior
to foundation inspection.
13.
Building Permits. To apply for building permits, the B, PL, PW
Applicant shall submit eight (8) sets of full construction
plans for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how all
Conditions of Approval will be complied with.
Construction plans will not be accepted without the
annotated conditions attached to each set of plans. The
Applicant/Developer will be responsible for compliance
with all Conditions of Approval specified and obtaining the
approvals of all participating non-City agencies prior to the
issuance of build in or radin ermits.
Construction Plans. Construction plans shall be fully B, PL, PW
dimensioned (including building elevations) accurately
drawn (depicting all existing and proposed conditions on
site), and prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape plan and
details shall be consistent with each other.
Air Conditioning Units. Air conditioning units and B, PL
ventilation ducts shall be screened from public view with
materials compatible to the main building and shall not be
roof-mounted. Units shall be permanently installed on
concrete pads or other non-movable materials to be
approved by the Building Official and the Director of
Community Development. Air conditioning units shall be
located such that each dwelling unit has one side yard with
an unobstructed width of not less than 36 inches. Air
conditioning units shall be located in accordance with the
PD text.
Postal authorities. The developer shall confer with the PL
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.
Engineer Observation. The Engineer of record shall be B, PL
retained to provide observation services for all components
of the lateral and vertical design of the building, including
nailing, holdowns, straps, shear, roof diaphragm and
structural frame of building. Engineer shall certify
elevations above grade of floors and roof framing. A
written report shall be submitted to the City Inspector prior
to schedulin the final frame ins ection.
Fireplaces. Wood-burning fireplaces are prohibited. B
on- om
Prior to
issuance of
building
permits
14.
Prior to issuance , PL, PW
of building
pennits
15.
Prior to , PL
Occupancy of
Unit
16.
Prior to issuance Standard
of Building
Pennit
17.
Prior to Final Standard
Frame Inspection
and Ongoing
18.
Issuance of Standard
building pennit
and on- oin .
Issuance of UBC
building pennit
19.
Construction within 3 feet of the property line shall be B
I-hour rated construction in both R-3 and U-1 occu ancies
5
of TVN construction. All projections from the exterior of and on-going.
the buildings with 3 feet setback of the property line shall
be of I-hour construction. Overhangs / projections may
only project up to 12 inches into areas where openings are
prohibited. Openings in R-3 are prohibited within 3 feet of
the property line; therefore no projections are permitted
closer than 24 inches to the property line. (503.2 and Table
5A CB; sheet SP-1. Please see section 705 for
ro'ectionswithin the re uired setbacks for 0 enin s.
20. Electrical and Gas Meters. The ApplicantlDeveloper B,PL Prior to issuance Standard
shall submit the locations of all electrical and gas meters to of Building
the Community Development Director for review and Pennit
a roval of ro osed locations.
21. Floor elevations. Pad and finish floor elevation B, PW, PL Issuance of B
certification may be required to certify overall height and Building
height above flood plain. Under-floor areas are not Permits
permitted in an area within the 1 OO-year of lower flood
lain.
22. Green Building Guidelines. To the extent practical, the B On-going Standard
applicant shall incorporate Green Building Measures.
Green Building Plan shall be incorporated into
construction plans submitted to the Building Division for
review. A copy of suggested Green Building techniques
and materials is available from the Buildin Division.
Street Name Sign Content. Street name signs shall
display the name of the street together with a City
standard shamrock logo. Posts shall be galvanized steel
1 e.
24. Grading/Sitework Permit. All site" improvement work PW Issuance of PW
and public right-of-way work must be performed per a Grading Pennit
Grading/Sitework Permit issued by the Public Works
Department. Said permit will be based on the final set of
improvement plans to be approved once all of the plan
check comments have been resolved. Please refer to the
handout titled Grading/Site Improvement Permit
Application Instructions and attached application (three 8-
1/2" x 11" pages) for more information. The
Applicant/Developer must fill in and return the applicant
information contained on pages 2 and 3. The current cost
of the permit is $10.00 due at the time of permit issuance,
although the ApplicantlDeveloper will be responsible for
an ado ted increases to the fee amount.
25. Improvement and Grading Plans. All improvement PW Issuance of PW
and grading plans submitted to the Public Works Grading Pennit
Department for review/approval shall be prepared in
accordance with the approved Tentative Map, these
Conditions of Approval, and the City of Dublin Municipal
Code including Chapter 7.16 (Grading Ordinance). When
submitting plans for review/approval, the
ApplicantlDeveloper shall also fill-out and submit a City
o Dublin 1m rovement Plan Review Checklist three 8-
6
1/2" x 11" pages). Said checklist includes necessary
design criteria and other pertinent information to assure
that plans are submitted in accordance with established
City standards. The plans shall also reference the current
City of Dublin Standard Plans (booklet), and shall include
applicable City of Dublin Improvement Plan General
Notes (three 8-1/2" x 11" pages). For on-site
improvements, the Applicant/Developer shall adhere to
the City's On-site Checklist (eight 8-1/2" x II" pages).
All of these reference documents are available from the
Public Works Department (call telephone 925-833-6630
for more information .
26. Retaining Walls. Where finish grade of this property is PW Issuance of Standard!
in excess oftwenty-four (24) inches higher or lower than Building Permit PW
the abutting property or adjacent lots within the
subdivision, a concrete or masonry block retaining wall or
other suitable solution acceptable to the Director of Public
Warks/City Engineer shall be required and any fence or
wall height shall be measured from the top of grade on the
hi her side of the retainin wall or slo e.
27. Walls and Fences. All walls and fences shall conform to PL Occupancy of Z.O.
Section 8.72.080 ofthe Zoning Ordinance unless Unit
otherwise required by this resolution.
Construction/installation of common/shared fences for all
side and rear yards shall be the responsibility of
App1icantlDeveloper. Construction shall comply with
fence detail submitted with the Project Plans, Sheets D-1
and D-2. The perimeter masonry wall on the south side of
the ro' ect shall be at a minimum hei ht of seven feet.
28. Fencing. A detailed fencing/wall plan shall be submitted PW,PL Approval of Standard
with the improvement plans for the first phase of Improvement
development. The design, height, and location of the Plans
fences/walls shall be subject to approval of the Director of
Community Development. Wall sections shall not be
butted together but separated by pilasters. The site shall
be secured during construction with temporary security
fencin .
29. Wall or Fence Heights. All wall or fence heights shall PW Approval of Standard
be a minimum 6 feet high (except in those locations Improvement
where Section 8.72.080 of the Zoning Ordinance requires Plans
lower fence heights). All walls and fences shall be
designed to ensure clear vision at all street intersections to
the satisfaction of the Director of Public Works.
30. Uniform Building Security Code. All residential P On-going UBSC
buildings shall be constructed in accordance with the
currently adopted Uniform Building Security Code,
pursuant to Chapter 7.32.220 of the Dublin Municipal
Code.
31. Perimeter Fencing. The ApplicantlDeveloper shall fence P,PW Standard
the erimeter of the ro . ect site and utilize securi t
7
lighting, alarm system, surveillance cameras, and patrols
as necessary. The Applicant/Developer shall work with
the Dublin Police Services Department on an on-going
basis to establish an effective theft prevention and
security program. All construction activities shall be
confined to within the fenced area. Construction
materials and/or equipment shall not be operated or stored
outside of the fenced area or within the public right-of-
way unless approved in advance by the City
En ineer/Public Works Director.
through
completion of
the project
32.
Final Landscaping and Irrigation Plan.
ApplicantlDeveloper shall submit a Final Landscaping
and Irrigation Plan, conforming to the requirements of
Section 8.72.030 of the Zoning Ordinance (unless
otherwise required by this Resolution). The plans shall be
stamped and approved by the Director of Public Works
and the Director of Community Development. That plan
should generally conform to the Site Plan and Conceptual
Landscape Plan prepared by Borrecco/Kilian and
Associates, shown in the project plans as Sheet L-l. It
must reflect any revised project design shown on the
Tentative Map with a later date. All trees shall be 24-inch
box size and all shrubs shall be 5-gallon size. All utilities
shall be effectively screened. The existing multi-branch
palm tree, chamaerops humilis, shall be preserved on site
within Lot 1.
Review. Shrub, vine, espalier, perennial, and ground
cover varieties shall be reviewed and approved by the
Director of Communit Develo ment.
Fire-resistant or drought tolerant plant varieties. Fire-
resistant or drought tolerant plant varieties shall be
re uired in the lant alette.
Backflow devises. Backflow devises shall be hidden
from view by means of fencing, enclosures, landscaping
and/or berms.
Lawn sprinkler control valve. Lawn sprinkler
controllers shall be located in the rear yards of the
residences.
Standard Plant Material, Irrigation System and
Maintenance Agreement. Applicant/Developer shall
sign and submit a signed copy of the City of Dublin
Standard Plant Material, Irrigation System and
Maintenance Agreement prior to the occupancy of any
units.
Water Efficient Landscape Regulations.
ApplicantlDeveloper shall ensure that the Final
Landscaping and Irrigation Plan conforms to the City's
Water Efficient Landscape Regulations, including dual
1 III to facilitate future rec c1ed water.
33.
34.
35.
36.
37.
38.
8
PL,PW
PL
PL,F
PL
B,PL
PL
PL,PW,
DSR
Issuance of
Building
Permits or
according to
Phased
Occupancy
Plan,
whichever is
first
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Grading
Permits
Issuance of
Building
Permits
Occupancy of
Any Unit
Issuance of
Grading
Permits
Standard
Standard
Standard
Standard
Standard
Standard
Standard
39.
Occupancy Permit Requirements. Prior to issuance of PW, B, PL
an Occupancy Permit, the physical condition of the
project site shall meet minimum health and safety
standards including, but not limited to the following:
a. The streets and walkways providing access to each
building shall be complete, as determined by the City
Engineer/Public Works Director, to allow for safe,
unobstructed pedestrian and vehicle access to and from
the site.
b. All traffic control devices on streets providing access
to the site shall be in place and fully functional.
c. All street name signs and address numbers for streets
providing access to the buildings shall be in place and
visible.
d. Lighting for the streets and site shall be adequate for
safety and security. All streetlights on streets providing
access to the buildings shall be energized and functioning.
Exterior lighting shall be provided for building
entrances/exits and pedestrian walkways. Security
lighting shall be provided as required by Dublin Police.
e. All construction equipment, materials, or on-going
work shall be separated from the public by use of fencing,
barricades, caution ribbon, or other means approved by
the City Engineer!Public Works Director.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled (i.e.
HIC parking stalls, accessible walkways, signage) shall be
installed and fully functional.
Occupancy of
First Building
PW
42.
43.
40.
Refuse Collection Areas. The refuse collection areas PL
within the project shall be reviewed by the Community
Development Director and the refuse collection service
provider to ensure that adequate space is provided to
accommodate collection and sorting of petrucible solid
waste as well as source-separated recyclable materials
enerated b the residents of the ro·ect.
Decorative Entrance Lights. The ApplicantlDeveloper PL
shall submit the final design of the two decorative
entrance light posts for review and approval by the
Communit Develo ment Director.
GlarelReflective Finishes. The use of reflective finishes PL
on building exteriors is prohibited. In order to control the
effects of glare within this subdivision, reflective glass
shall not be used on all east-facin windows.
Details. Prior to Building Permit issuance, the Applicant! BL
Developer shall submit revised architectural elevations to
the Director of Community Development for review and
approval for all architectural styles indicating additional
architectural embellishments ell bands, sill bands,
9
Standard
Approval of
Improvement
Plans
Standard
41.
Approval of
Improvement
Plans
Standard
Issuance of
Building
Permits
Standard
Building
Permit
Issuance
44.
shutters, etc.) for the passive building wall. Architectural
plans submitted for Building Permit applications shall
indicate window recesses or reveals of 2 to 3 inches on all
elevations to the satisfaction of the Community
Develo ment Director.
Fence on Eastern Property Line. If the fence which lies PL
along the eastern property line is found to be in poor
condition or is damaged during construction, the
ApplicantlDeveloper shall replace the fence with a new
fence that is equivalent in design and construction. Fence
plan shall be submitted to the Community Development
Director or his designee for review and approval prior to
construction.
Lot Coverage Increases. Increases in lot coverage on PL
approved lots shall be generally prohibited due to the
amount of coverage approved for each of the 10 lots with
this Project. However, minor adjustments to lot coverage
may be permitted by a Conditional Use Permit approved
for the lot b the Plannin Commission.
On-going PD
On-going PD
45.
NOES:
ABSENT:
46.
Geographic Information System. Once the City PW, IT
Engineer/Public Works Director approves the
development project, a digital vectorized file on floppy or
CD of the Improvement Plans shall be submitted to the
City and DSRSD. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or
higher drawing format or ESRl Shapefile format.
Drawing units shall be decimal with the precision of 0.00.
All objects and entities in layers shall be colored by layer
and named in English, although abbreviations are
acceptable. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot. Said
submittal shall be acceptable to the City's GIS
Coordinator.
Acceptance of Standard
improvements
by City
Council.
PASSED, APPROVED AND ADOPTED this 25th day of January, 2005 by the following votes:
AYES:
Chair Schaub, Cm. Biddle, Fasu1key, and Wehrenberg
ABSTAIN:
Cm. King
w5d~
Planning Commission Chairperson
ATTES~
Planning Man ger
10