HomeMy WebLinkAboutItem 6.2 Greenbriar GPA/SPCITY CLERK #0420-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 21, 2000
SUBJECT:
PUBLIC HEARING: PA 98-062, Greenbriar Land Company
(Yarra Yarra Ranch) General Plan Amendment, Specific Plan
Amendment and Planned Development Rezone
Report Prepared b, ':yc~nnis Carrington, Senior Planner/Zoning
Administrator ' ~
ATTACHMENTS:
Ordinance approving the Planned Development Rezone and
the Stage 1 Development Plan for the entire project and
Stage 1 and Stage 2 Development Plan for the first phase of
the project
Revised Stage 1 and Stage 1 and 2 Development Plan
RECOMMENDATION:
2.
3.
4.
5.
6.
7.
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Waive reading and Adopt the Ordinance approving the
Planned Development Rezone and Stage 1 and Stage 1 and
Stage 2 Development Plan
FINANCIAL STATEMENT: None
DESCRIPTION:
The City Council at its meeting on March 7, 2000, adopted a resolution approving the Mitigated Negative
Declaration, adopted a resolution amending the Eastern Dublin Specific Plan/General Plan Land Use
Diagrams, and waived reading and introduced the Ordinance approving the Planned Development Rezone
and Stage 1 and Stage 1 and Stage 2 Development Plan.
The second reading for this ordinance is before the City Council this evening.
COPIES TO: Applicant
Property Owner
PA File
ITEM NO. ~
G/pa98062/ccsr3-7-00
On March 7th, the City Council directed that two changes be made to the project by the time of the second
reading:
A. Written Acknowledgement. A written acknowledgement must be obtained from individual
property owners within the Greenbriar project acknowledging that they would be located near an
equestrian facility. The Development Plan has been amended to add section 9 to the Stage 1 Development
Plan regarding acknowledgements. It reads as follows:
9. Acknowledgment.
o
Prior to the sale of a dwelling unit within a phase, the Applicant/Developer shall obtain a written
acknowledgment (secured from the individual property owner) acknowledging the continuance of
construction activity within the unoccupied phases of the project. The written acknowledgment
shall include a statement that the property owner has reviewed and understands the following:
Phased Occupancy Plan.
The proximity to the County Sheriff training facilities and associated noise from the bomb
detonation facility, firing ranges and emergency vehicle training.
Restrictions for parking on streets within the subdivision. No Parking areas, as established with
the improvement plans, towing, and other traffic safety regulations shall be described. Additional
parking restrictions (e.g.: red curb areas) may be applied in the future if traffic safety or circulation
problems arise.
Special standards for this development regarding yard setbacks for accessory structures.
The proximity of an equestrian facility and attendant odors and insects and other nuisances typical
of equestrian facilities.
Said acknowledgments are subject to City Attorney review and approval. Applicant/Developer
shall keep a copy of said written acknowledgment on file and shall submit the original signed
acknowledgment to the Department of Community Development within three (3) days upon
request of the Director of Community Development. If Applicant/Developer fails to comply, the
Director of Community Development may require the submittal of the written acknowledgment
prior to release of occupancy of any future units and/or future phases.
B. Ownership and maintenance of Regional Trail. Language has been included declaring that the
City of Dublin may own and maintain the Regional Trail within the development. The Development Plan
has been amended to add section 10 to the Stage 1 Development Plan that reads as follows:
10. Ownership and maintenance of Regional Trail.
The Regional Trail within this project shall be owned maintained for public purposes by a public
agency such as the City of Dublin, the East Bay Regional Park District, other public agency; or the
private Maintenance Association:
2
RECOMMENDATION
Staff recommends the City Council open the Public Hearing, hear the Applicant's Presentation, question
Staff, Applicant and the Public, close the Public Hearing, deliberate and:
1. Waive reading and Adopt the Ordinance approving the Planned Development Rezone and Stage 1
and Stage 1 and Stage 2 Development Plan as revised.
(g:pa98062\CCSR3-21-00.doc)
3
ORDINANCE NO. XX - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY
LOCATED AT 5374 TASSAJARA ROAD (APN: 986-0002-002-02) TO A
PLANNED DEVELOPMENT ZONING DISTRICT AND
ADOPTING A STAGE 1 DEVELOPMENT PLAN FOR THE ENTIRE PROJECT
AND ADOPTING A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR
PHASE 1 FOR THE GREENBRIAR LAND COMPANY TASSAJARA CREEK
(YARRA YARRA RANCH) RESIDENTIAL DEVELOPMENT PROJECT
(PA 98-062)
WHEREAS, Patrick Costanzo, Jr., on behalf of Marjorie Koller and Carolyn
Adams (Applicant/Developer), has requested approval of a General Plan/Specific Plan
Amendment, Planned Development Rezone, Stage 1 Development Plan for the entire
project, Stage 1 and Stage 2 Development Plan for Phase 1, (Exhibit A to Attachment
3), a Vesting Tentative Map and a Site Development Review (Attachment 4) to allow
for the subdivision of a 64.35 acre parcel for a residential subdivision of 445 residential
lots, with public and private open space, and a regional trail along the Tassajara Creek
stream corridor, in the Eastern Dublin Specific Plan area; and
WHEREAS, the Applicant/Developer has submitted a Stage 1 Development Plan
and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32 of Title 8 of the
City of Dublin Municipal Code which meets the requirements of said Chapter; and
WHEREAS, the site will be rezoned from the prezoning Planned Development
(PA 94-030) to a new Planned Development Zoning District; and
WHEREAS, pUrsuant to the California Environmental Quality Act (CEQA) the
City has found, that based on the Eastern Dublin Program EIR and the project MND, the
project as proposed, conditioned and mitigated will not have a significant environmental
effect (Resolution 31 - 00); and
WHEREAS, the Planning Commission did hold a properly noticed public hearing
on said applications on February 22, 2000, and did adopt Resolution recommending that
the City Council approve the Planned Development Rezoning and a Stage 1 Development
Plan for the entire development and a Stage 1 and Stage 2 Development Plan for Phase 1
for PA 98-062; and
WHEREAS, a properly noticed public hearing was held by the City Council on
March 7, 2000; and
WHEREAS, the City Council continued the Planned Development Ordinance to
March 21, 2000, for a second reading; and
ATTACHMENT 1
WHEREAS, the Staff Report was submitted recommending that the City Council
approve the application; and
WHEREAS, the City Council approved the related Mitigated Negative Declaration
and Mitigation Monitoring Program and General Plan Amendment/Specific Plan
Amendment on March 7, 2000 (Resolutions 31 -00 and, 32 -00); and
WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin Municipal
Code, the City Council makes the following findings:
1. The proposed Planned Development Zoning District meets the intent and
purpose of Chapter 8.32 of the Zoning Ordinance because it provides a Stage 1
Development Plan for the entire project and a Stage 1 and Stage 2 Development Plan for
Phase 1, for the Gmenbriar project that will create a desirable use of land and an
environment that will be harmonious and compatible with existing and potential
development in surrounding areas because the site plan has been designed to be compatible
with the proposed and approved plans in the vicinity, including the Tassajara Creek open
space area and regional trail and future residential homes approved to the east and south of
the project. Adequate setbacks and complementary architectural designs and landscaping
proposed in the Stage 1 and Stage 2 Development Plan for Phase 1, have been specially
designed to provide an attractive living environment.
2. The project site is physically suitable for type and intensity of this
residential project in that it is flat, has adequate access and is of a sufficient size to provide
housing as well as open space for the future residents of the project.
3. The proposed Planned Development Rezone, the Stage 1 Development Plan
for the entire project and the Stage 1 and Stage 2 Development Plan for Phase 1, will not
adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety or welfare because the Stage 1 Development Plan
for the entire project and the Stage 1 and Stage 2 Development Plan for Phase 1, have been
designed in accordance with the City of Dublin General Plan, Eastern Dublin Specific Plan
and Program EIR and Addenda. Additionally, project specific analysis has determined that
the project's design is sensitive to biological features on site and to proposed surrounding
land uses.
4. The proposed Planned Development Rezone, the Stage 1 Development Plan
for the entire project and the Stage 1 and Stage 2 Development Plan for Phase 1, are
consistent with all elements and policies of the Dublin General Plan and the Eastern Dublin
Specific Plan because the project is within, and consistent with, the density range of the
Medium Density Residential designation of both the City of Dublin General Plan Land Use
Element and Eastern Dublin Specific Plan (as amended), and because it conforms to the
elements and policies of those plans through the provision of archaeological and historic
protection, erosion and siltation control policies, open space and wildlife habitat protection
required by the Land Use, Parks and Open Space and Conservation Elements, roadways
consistent with the Circulation Element, adequate public facilities as required by the
Schools, Public Lands and Utilities Element, Housing as desired by the Housing Element,
and safe design as required by the Seismic Safety and Safety Element.
WHEREAS, the City Council did hear and use its independent judgment and
consider all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City CounCil of the City of Dublin does ordain as
follows:
SECTION 1.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of
Dublin Zoning Map is amended to rezone the following property ("the Property") to a
Planned Development Zoning District:
Approximately 64.35 aCres generally located on Yarra Yarra Ranch on the
West side of Tassajara Road, north of the Casterson development in the
Eastern Dublin Specific Planning area, more specifically described as
Assessor's Parcel Number 986-0002-002-02.
A map of the Property is outlined below:
ALAMEDA COUNTY
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SECTION 2.
The regulations of the use, development, improvement, and maintenance of the
Property are set forth in the Stage 1 Development Plan for the entire project and the Stage
1 and Stage 2 Development Plan for Phase 1, (Exhibit A to Attachment 3) which are
hereby approved. Any amendments to the Stage 1 Development Plan for the entire project
and the Stage 1 and Stage 2 Development Plan for Phase 1, shall be in accordance with
section 8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Stage 1 Development Plan for the entire project and the
Stage 1 and Stage 2 Development Plan for Phase 1, the use, development, improvement
and maintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days from and after the
date of its passage. The City Clerk of the City of Dublin shall cause this Ordinance to be
posted in at least three (3) public places in the City of Dublin in accordance with Section
36933 of the Government Code of the State of California.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin
this 21st day of March, 2000, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Mayor
City Clerk
STAGE 1 DEVELOPMENT PLAN AND
STAGE 1 AND STAGE 2 DEVELOPMENT PLAN
PLANNED DEVELOPMENT REZONE (PA 98-062)
GREENBRIAR LAND COMPANY TASSAJARA CREEK
Tract #7075
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the
Greenbriar Land Company Tassajara Creek development located on Yarra Yarra Ranch
on the west side of Tassajara Road, north of the Casterson Development. The
Development Plan consists of:
1. A Stage 1 Development Plan for the entire development.
2. A Stage 1 and 2 Development Plan for Phase 1.
The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the
Zoning Ordinance and consists of the following:
2.
3.
4.
5.
6.
7.
8.
9.
10.
Statement of proposed uses.
Interim uses.
Stage 1 Site Plan.
Site area, proposed densities and phasing plan.
Master Neighborhood Landscaping Plan.
General Plan and Specific Plan consistency.
Inclusionary Zoning Regulations.
Aerial Photo.
Acknowledgement.
Ownership and maintenance of Regional Trail.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the
Zoning Ordinance and consists of the following:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Statement of compatibility with the Stage 1 Development Plan.
Statement of proposed uses.
Stage 1 and 2 Site Plan.
Site area, proposed densities and phasing plan.
Development regulations.
Architectural standards.
Preliminary Landscaping Plan.
Dublin Zoning Ordinance - Applicable Requirements.
School Mitigation Agreement.
Creek improvements.
Compliance with PUD plans
ATTACHMENT 2
STAGE 1 DEVELOPMENT PLAN
1. Statement of proposed uses.
A. PD - Medium Density Residential
Permitted Uses:
Phases 1, 2, 4 and 5
a. Single-family dwellings.
Phase 3
a. Single-family dwellings.
b. Multi-family dwellings.
Conditional Uses:
Phases 1, 2, 4 and 5. As provided for in the regulations and
procedures of the R-1 Zoning District.
Phase 3. As determined by Stage 1 and 2 Development Plan at a
later date.
Accessory Uses:
Phases 1 - 5. As provided for in the regulations and procedures of
the Zoning Ordinance.
B. PD - Open Space
No land uses are permitted in open space parcels designated on the Site Plan and
related Tentative Map other than a private water well, a public trail, a
maintenance road and any maintenance activities necessary for the private water
well, public trail, creek or maintenance road. Two bridges may cross the creek
but must span any areas designated open space. Two outfalls may be constructed
within the creek setback.
2. Interim uses.
Lot 129. The Interim Use for Lot 129, approximately 10 acres in the far northeastern
comer of the subject property, shall consist of an equestrian center use including a large
covered arena with stalls, several barns, a single family residence, up to two accessory
living units for ranch-related workers no larger than 1,500 square feet in size, and several
other structures such as barns, sheds, and storage units. The future use for this 1 O-acre
parcel shall be Medium Density Residential with up to 79 units of density. Should the
owner of this 1 O-acre equestrian facility wish to develop the property in the future, a
maximum of 79 units will be permitted on the property.
Lot 131. Lot 131 is a two-acre parcel at the northwestern comer of the subject property.
The allowed use shall consist of a single family home with up to two accessory living
units for ranch-related workers no larger than 1,500 square feet in size. The accessory
living units may only be constructed by the original owner, Mrs. Marjorie Koller. If the
accessory living units are not constructed by Mrs. Marjorie Koller, they cannot be
constructed by any subsequent owner. The accessory living units may not be sold
separately from the main dwelling unit on Lot 131. Allowed use for this lot will also
include accessory structures such as sheds and storage units as regulated by the Zoning
Ordinance. Should the owner of Lot 131 wish to develop this property in the future, a
maximum of one unit will be permitted on the property.
3. Stage 1 Site Plan.
The Stage 1 Site Plan consists of Sheet PUD 4 of 17 of the project plans dated received
September 2, 1999 (hereafter, project plans).
4. Site area, proposed densities and phasing plan.
PHASE NO. LOT/ MAXIMUM NO. OPEN ACRES DU's PD
PARCEL DWELLINGS SPACE /AC STAGE
PARCEL NO.
BY
PHASE
1 1-126, A 126 C 18.85 6.68 1 and 2
2 127 & 128 46 D, E 6.47 7.11 1
B,G,H
3 130, J, K 193 F 16.19 11.92 1
4 129, I 79 (+2 ACC. 10 7.9 1
DU'S)
5 131 1 (+2 ACC. DU'S) 2 .5 1
OPEN SPACE C 0 4.53 1 and 2
OPEN SPACE D, E, F 0 6.35 1
TOTAL 445 64.39 6.91
5. Master Neighborhood Landscaping Plan.
PUD Sheets 14 through 16 of 17 of the project plans constitute the Master Neighborhood
Landscaping Plan.
6. General Plan and Specific Plan consistency.
The proposed Stage 1 Development Plan is consistent with all elements and policies of
the Dublin General Plan and the Eastern Dublin Specific Plan. The project is within, and
consistent with, the density range of the Medium Density Residential designation of both
the City of Dublin General Plan Land Use Element and Eastern Dublin Specific Plan (as
amended). The project conforms to the elements and policies of those plans through the
provision off A) Archaeological and historic protection, erosion and siltation control
policies, open space and wildlife habitat protection required by the Land Use, Parks and
Open Space and Conservation Elements. B) Roadways that are consistent with the
Circulation Element. C) Adequate public facilities as required by the Schools, Public
Lands and Utilities Element. D) Housing as desired by the Housing Element. E) Safe
design as required by the Seismic Safety and Safety Element.
7. Inclusionary Zoning Regulations.
In accordance with the Inclusionary Zoning Regulations, the Applicant shall be required
to provide 5% of all housing to be affordable to those of very low, low and moderate
incomes or pay an in-lieu fee in the amount and at the times set forth in City Council
Resolution 57-97, or other resolution revising the in-lieu fee provisions. The Applicant
will not be building any affordable units and has elected to comply with the Inclusionary
Zoning Regulations by entering into an Affordable Housing Agreement with the City and
by paying in-lieu fees.
8. Aerial Photo.
The aerial photo is as shown on PUD Sheet 2 of 17 of the project plans.
9. Acknowledgement.
Prior to the sale of a dwelling unit within a phase, the Applicant/Developer shall obtain a
written acknowledgment (secured from the individual property owner) acknowledging
the continuance of construction activity within the unoccupied phases of the project. The
written acknowledgment shall include a statement that the property owner has reviewed
and understands the following:
1. Phased Occupancy Plan.
2. The proximity to the County Sheriff training facilities and associated noise from the
bomb detonation facility, firing ranges and emergency vehicle training.
3. Restrictions for parking on streets within the subdivision. No Parking areas, as
established with the improvement plans, towing, and other traffic safety regulations
shall be described. Additional parking restrictions (e.g.: red curb areas) may be
applied in the future if traffic safety or circulation problems arise.
4. Special standards for this development regarding yard setbacks for accessory
structures.
5. The proximity of an equestrian facility and attendant odors and insects and other
nuisances typical of equestrian facilities.
Said acknowledgments are subject to City Attorney review and approval.
Applicant/Developer shall keep a copy of said written acknowledgment on file and shall
submit the original signed acknowledgment to the Department of Community
Development within three (3) days upon request of the Director of Community
Development. If Applicant/Developer fails to comply, the Director of Community
Development may require the submittal of the written acknowledgment prior to release of
occupancy of any future units and/or future phases.
10. Ownership and maintenance of Regional Trail.
The Regional Trail within this project shall be owned maintained for public purposes by a
public agency such as the City of Dublin, the East Bay Regional Park District, other
public agency; or the private Maintenance Association.
STAGE 1 and 2 DEVELOPMENT PLAN
1. Statement of compatibility with the Stage 1 Development Plan.
The Stage 1 and 2 Development Plan for the first phase of the development is consistent
with the Stage 1 Development Plan for the entire project.
2. Statement of proposed uses.
A. PD - Medium Density Residential
Permitted Uses:
1. Phase 1
a. Single-family dwellings.
Conditional Uses:
I. Phase 1
a. As provided for in the regulations and procedures of the
R-1 Zoning District.
Accessory Uses:
Phases 1 - 5. As provided for in the regulations and procedures of
the Zoning Ordinance.
B. PD - Open Space
No land uses are permitted in open space parcels designated on the Site Plan and
related Tentative Map other than a private water well, a public trail, a
maintenance road and any maintenance activities necessary for the private water
well, public trail, creek or maintenance road. Two bridges may cross the creek
but must span any areas designated open space. Two outfalls may be constructed
within the creek setback.
3. Stage 1 and 2 Site Plan.
The Stage 1 and 2 Site Plan consists of Sheet PUD 1 of 17 of the project plans.
4. Site area, proposed densities and phasing plan.
PHASE NO. LOT/ MAXIMUM NO. OPEN ACRES DU's PD
PARCEL DWELLINGS SPACE /AC STAGE
PARCEL NO.
BY
PHASE
1 1-126, A 126 C 18.85 6.68 1 and 2
2 127 & 128 46 D, E 6.47 7,11 1
B,G,H
3 130, J,K 193 F 16.19 11.92 1
4 129, I 79 (+2 ACC. 10 7.9 1
DE'S)
5 131 1 (+2 ACC. DU'S) 2 .5 1
OPEN SPACE C 0 4.53 1 and 2
OPEN SPACE D, E, F 0 6.35 1
TOTAL 445 64.39 6.91
5. Development regulations.
The Development Regulations for the Stage 1 and 2 Development Plan are as
follows:
Single Family Cluster Homes
Lot Size: 2,800 square feet minimum
Front Yard: Front yard setbacks for detached residences should vary for
Setbacks: visual interest, where possible, along through-streets.
A. Front entry garages 5' minimum
B. Front porch 4' minimum to Side yard property line
C. Front ofhouse 8' minimum
(All dimensions shall be from back of right-of-way line.)
Note: Sectional garage doors with automatic openers are required for all
residences.
Side Yard Setbacks: 5' minimum; 3' to garage*
* 3' landscape easement to be granted to adjacent lot
Side Yard Setback for Street Side Corner Lot:
side entry garage with no parking on apron
8' minimum, 5' minimum to
Building Separation: 10' minimum
Rear Yard Setbacks:Minimum: 15'
Accessory Structures: Accessory structure setbacks shall be as stated in the
Dublin Zoning Ordinance:
Building Height: 35' maximum, 2 stories
Architectural Projections: Eaves, fireplaces, niches, bay windows,
cantilevered floor area (balconies, second floor overhangs, etc.), porches,
other architectural projections and air conditioning equipment may project
3' into required side yards, but never closer than 2' from the property line.
There shall be a minimum 36" clear on one side yard.
Residential Massing:
Single story elements are encouraged to break up 2-
story massing. The maximum building height shall
be 35 feet.
Parking/Garages:
Each unit shall be provided with a two-car garage
with minimum 19' x 19' clear area and one guest
parking space. Guest parking may be located on
street or in specifically designated guest parking
areas.
Traditional Single Family Homes
Lot Dimensions: 50' x 79' minimum
Lot Size: 3,950 square feet minimum
Lot width: 50 feet minimum
Lot depth: 79 feet minimum
Front Yard: Front yard setbacks for detached residences should vary for
Setbacks: visual interest, where possible, along through-streets.
A. Front entry garages 18' minimum
B. Front porch 4' minimum to side yard property line
C. Front of house 10' minimum
(All dimensions shall be from back of right-of-way line.)
Note: Sectional garage doors with automatic openers are required for ali
residences.
Side Yard Setbacks: 5' minimum
Side Yard Setback for Street Side Corner Lot: 1 O' minimum
Building Separation: 10' minimum
Rear Yard Setbacks:Minimum: 10'
Accessory Structures: Accessory structure setbacks shall be as stated in the
Dublin Zoning Ordinance.
Building Height: 35' maximum, 2 stories
Architectural Projections: Eaves, fireplaces, niches, bay windows,
cantilevered floor area (balconies, second floor overhangs, etc.), porches,
other architectural projections and air conditioning equipment may project
3' into required side yards, but never closer than 2' from the property line.
One side yard shall not be obstructed to less than 36 inches.
Residential Massing: Single story elements are encouraged to break up 2-story
massing. The maximum building height shall be 35 feet.
Parking/Garages: Each unit shall be provided with a two-car garage with
minimum 19' x 19' clear area and two guest parking spaces. Guest
parking may be located on street or in specifically designated guest
parking areas.
All Development Regulations in the Stage 1 and Stage 2 Development Plan are subject to
the requirements of the R-1 Zoning District unless otherwise specified above.
6. Architectural standards.
The architectural standards for the Stage 1 and 2 Development Plan are established by the
architectural drawings in the project plans received September 2, 1999.
7. Preliminary Landscaping Plan.. PUD Sheets 14 through 16 of the project
plans constitute the Preliminary Landscaping Plan.
8. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD District Rezone, all
applicable general requirements and procedures of the Dublin Zoning Ordinance shall be
applied to the land uses designated in this PD District Rezone.
9. School Mitigation Agreement
Prior to the effective date of any tentative map approval, the developer shall enter into a
written school mitigation agreement with the Dublin Unified School District. The
mitigation agreement shall establish the level of mitigation necessary, the amount of any
school impact fees, the time of payment of any such fees and shall address such similar
matters to ensure that the impacts of the project on schools are satisfactorily mitigated.
10. Creek improvements
Creek improvements shall be completed as part of Phase 1 prior to the occupancy of any
dwelling units.
11. Compliance with PUD Plans
The project shall substantially comply with the project plans and details shown in Exhibit
A to Attachment 3 except as modified herein. Such project plans are incorporated by
reference. The streetlight design shown on PUD Sheet 13 of 17 is not approved.
~a98062/Deve~ Revised