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Item 7.1 Site Dev Review Barratt Higgins (2)
q10--;� AGENDA STATEMENT ,, CITY COUNCIL MEETING DATE: December 10, 1984 SUBJECT: PA 84-075, Barratt (Higgins) Site Development Review for (40 condominium units and 44 townhouse units) 'at the southwest corner of Silvergate Drive and San Ramon Road EXHIBITS ATTACHED: /1 - Draft Resolution approving Site Development Review 2 - Adopted Resolution of Planned Development (PD) . Rezoning 3 - Adopted Resolution of Tentative Map 4 - Reduced copies of Exhibit 'A" ; Development Review Packet 5 - Exhibit "B" ; _Alternate Design Specifications for Masonry Sound Wall RECOMMENDA IO 1 - Adopt Resolution approving Site Development Review FINANCIAL STATEMENT: None DESCRIPTION: I BACKGROUND A considerable amount of discussion, analysis, and negotiation regarding the subject multiple family residential development has occurred over the past year and one half. At the time the City Council approved the Planned Development (PD) Rezoning covering this site, the Council directed the Staff to bring the Site Development Review material before the Council for review and approval . II ISSUES At its meeting on March 12, 1984, the City Council adopted a resolution approving the Planned Development (PD) Rezoning. At the City Council Meeting, specific concerns were expressed regarding; 1) the architectural treatment and site plan details to meet the conditions imposed by the Planned Development (PD) Rezoning, 2 ) the sound wall along San Ramon Road, and 3) the fence along Silvergate Drive 1. Architectural Treatment and Site Plan Details: With the following minor revisions, the architectural treatment and site plan details of the project are in compliance with the Planned Development (PD) Rezoning conditions; ----------------------------------------------------------------- ITEM NO. i COPIES TO: - Barratt San Jose - Joseph M. Higgins 'l �r open fence along Marti Canyon Creek; the applicant has proposed an open wire- mesh and wooden fence; the fence - should be vinyl clad chain link to provide a durable, attractive fence that allow for view of the creek siding material; the applicant has proposed masonite siding; the siding material should be T-1-11 type plywood or equivalent to be more attractive and more durable than masonite or composition board par course stations; the applicant has proposed two par course stations; three par course stations should be provided along the project' s San Ramon Road frontage adjacent to the bike path. The City could then consider adding supplemental par course stations to the north along San Ramon Road The remainder of the architectural treatment and site plan details, such as the wood shake ropfing, wood trim, . swimming pool, and substantial landscaping, are in compliance,,with. the Planned Development (PD) Rezoning. 2 . ' Soundwall: The applicant has proposed a textured masonry wall with -`-- support columns with caps. The "architecturally designed masonry sound wall" required along San Ramon Road can range.,.from precast concrete wall with a stucco finish to a "flagstone" type masonry wall with individual pieces of rock embedded in the concrete. The flagstone wall is considered to be more attractive, but it is also more expensive, than the stucco finished wall . Since the site is located at the entrances to the Downtown/San Ramon Road Specific Plan area, and the Silvergate neighborhood, Staff finds it reasonable to require the flagstone wall. 3 . Fence Along Silvergate Drive: The applicant has proposed a wooden fence primarily composed of •1" x 8" fence boards . Light weight fences built along major street fronts have quickly deteriorated and become eyesores. A fence 'constructed of "2x" or heavier lumber would be sturdy, durable and attractive. Such a fence should be required along the Silvergate Drive frontage of the project. At this time, the applicant has not concurred with the Staff recommendations regarding the three issues. III RECOMMENDATION Staff recommends that the City Council adopt the Resolution approving the Site Development Review -2- ' CITY OF DUBLIN CITY COUNCIL r. STAFF REPORT Meeting Date: December 10, 1984 TO: City Council FROM: Planning Staffr ) SUBJECT: PA 84-075 Barratt (Higgins) 84 unit multiple family residential project- (40 condominium units and 44 townhouse units) at the southwest corner of Silvergate Drive and San Ramon Road (APN 941-101-4-7, 4-13) GENERAL INFORMATION PROJECT: J.M.H. Inc. , has made submittal for Site Development Review for the Barratt (Higgins) Project. The submittals are to facilitate City Council and City Staff Review of detailed development plans as provided for in the previously approved Planned Development (PD) Rezoning (PA 82-033 ) and Tentative Map (Tract 5131) . APPLICANT: Joseph M. Higgins J.M.H. Incorporated The Towers, #1525 1901 S. Bascom Avenue Campbell, California 95008 PROPERTY OWNER: Barratt San Jose 3150 Almaden Expressway #245 San Jose, California 95118 LOCATION: Southwest corner of Silvergate Drive and San Ramon Road ASSESSOR PARCEL NUMBER: 941-101-4-7- and 941-101-4-13 plus acquired City property PARCEL SIZE: 6 .2 acres plus acquisition of City property (approximately . 7 acres) EXISTING ZONING: (PD) Planned Development EXISTING LAND USE: Vacant SURROUNDING ZONING AND LAND USE: North - C-0 (Administrative Office) , and C-N (Neighborhood Business) with offices and convenience market. South - C-1 (Retail Business) with creek and single family dwelling unit. East - San Ramon Road and Flood Control Channel West - R-S-D-25 and R-S-D-20 (Suburban Residence) 3 - plex Residential Condominiums ZONING HISTORY: On July 21, 1980 , the Alameda County Planning Director approved a site plan for the subject commercial office condominiums with 413 parking spaces (S-781) . ----------------------------------------------------------------- ITEM NO. 7 On April 18, 1983, the Dublin Planning Commis on held a public hearing and recommended approval of a.Manned Development (PD) rezoning to allow 112 mini-condominium units on the subject property. The Commission also approved a Tentative Subdivision Map and a Negative Delcaration for that development. The Tentative Map approval was appealed by the Silvertree Homeowner ' s Association. The rezoning and Tentative Map (on appeal) came before the City Council on May 23, 1983 . The City Council decided that the land use designation should be determined the San Ramon Road Specific Plan. On September 26, 1983, the City Council designated the Barratt property (Area 5 of the San Ramon Road Specific _ Plan) Multifamily Residential Use with a density range of between 8 and 15 units per acre. Barratt then redesigned the project and resubmitted the revised plans for a new Planned Development (PD)/ Rezoning. On January 23 , 1984, the City Council referred the plans to the Planning Commission for review and comment. On February 6, 1984 , the Planning Commission reviewed :.. Barratt' s 88-unit Arbor Creek proposal. At that meeting, Barratt submitted a revised site plan which sought :to . ,_.,:,; . address previous Staff concerns. After a lengthy public discussion, the Commission approved the revised sketch plans, with Barratt agreeing that the approval was subject to Staff analysis prior to City Council review, and with the understanding that the larger proposed condominium units might result in a recommendation to reduce the total number of units. On April 23, 1984, the City Council approved the Planned Development (PD) Rezoning of the Barratt property to allow the construction of 84 residential units (44 townhouses and 40 condominiums) . The City Council directed Staff to bring the Site Development Review to the City Council for review , and action. The City Council approved a revised Tentative Map ,for 84 residential units on July 23, 1984 . In conjunction with the subject proposal, the City Council held public hearings to consider the sale of surplus property to Barratt-San Jose and J.M.H. , Inc. On October 22, 1984 , the City Council adopted a resolution approving the sale of 0 . 7+ acres of City property adjacent to San Ramon Road south of Silvergate Drive in conjunction with the subject 84-unit Planned Development /(PD) Rezoning and Tentative Map. APPLICABLE REGULATIONS: Sections 8-95. 0 and 8-95. 1 Establish the intent and procedures for Site Development Review, stating that Section 8-95 . 0 Site Development Review. Site Development Review is intended to promote orderly, attractive and harmonious development; recognize environmental limitations on development; stablize land values and investments; and promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards of this Chapter or which are not properly related to their sites, surroundings, traffic circulation, or their environmental setting. Where the use proposed, the adjacent land uses, environmental significance or limitations, topography, or traffic circulation is found to so require, the Planning Director may establish more stringent regulations than those otherwise specified for the District. -2- Section 8-95 . 1 Site Development Review. Procedure. The Planning Director or his designated representative shall receive and decide applications for Site Development Review. No public - hearing is required, except in the case of a concurrent application for a Variance or in the case of a Conditional Use. ENVIRONMENTAL REVIEW: The City has previously adopted a Negative Declaration with Mitigation for the projects covering the subject property (Resolution No. 26-84) . NOTIFICATION: Notices have been mailed to property owners in the vicinity of the subject property and other individuals who have previously expressed an interest in the project covering this site. ANALYSIS• The applicant seeks approval of :a Site Development !Review .; for the 84-unit multiple family residential project identified as the Barratt (Higgins) or the Arbor Creek Project. Site Development Review provides the opportunity for detailed project analysis involving review of building .. , . location and orientation, landscaping and irrigation, parking and driveway layout, and review of detailed grading plans and proposed site amenities. Site Development Review is required prior to the acceptance of the Final Map covering this project or the issuance of grading or building permits. Several areas of concern expressed at the City Council meeting of March 12 , 1984, lead to direction from the Council that the Site Development Review be brought back before the Council. The areas of concern expressed by the Council included the , .project ' s final site plan layout, the architectural tre4tment and site plan details, and the type and location of walls and fences to be developed in the project. Staff has completed its review of the Site Development Review packet, and has drafted a resolution for consideration by the Council. The resolution will serve to supplement the conditions of approval previously applied to the project through the Planned Development (PD) Rezoning process. To a large extent, the additional conditions provide a fine-tuning of the Development Review process giving the applicant specific direction for minor design modifications to make the project consistent with the intent and requirements previously expressed by the Council. In regards to the specific areas of concern expressed at the City Council Meeting of March 12 , 1984 , Staff submits the following analysis ; 1. SITE PLAN LAYOUT: As directed by the Conditions of Approval for the Planned Development (PD) Rezoning, the applicant has modified the Site Plan layout to reflect the requirement that one building in the central portion of the site be removed (this action decreased the unit count from 88 units to 84 units) and has increased the setbacks to be used for garages adjoining the known earthquake fault zone to a minimum of 6 feet. The corresponding changes to -3- k. buildingayout, parking and landscape areas have been accomplished and address concerns previously expressed by Staff and the City Council. 2 . PROJECT ARCHITECTURE: The detailed elevation plans submitted by the applicant indicate that the design of the 40 condominium units and the 44 townhouse units have been coordinated to provide a cohesively designed project. Materials and design of the two types of units compliment one another while providing variety to the overall appearance of the project. One remaining concern of Staff is the type of siding material proposed for use -for portions , of both the condominium and townhouse units. Exterior siding materials proposed include a mix of stucco and stained wood siding. The applicant has indicated a desire to utilize masonite or a composition type siding material in lieu of the stained wood siding. The materials used should be a type and quality to assure long term maintenance ease and durability while providing a quality exterior appearance to match the rest of the project and adjoining development. To this end Staff is concerned that: use ' of 'a mason'ite _or . composition type siding may 'not,, e ;appropriate. .,:Staff . recommends use of T-1-11 grooved plywood ;siding ,or equivalent. 3 . WALLS AND FENCES: 'The-applicant' s- preliminary . -{ landscape plans (Sheet 6) detail specifications for four types of walls or fences ; open fencing along Martin Canyon Creek, courtyard/pool yard fencing, "decorative" fencing for the Silvergate Drive Frontage and the masonry sound wall along San Ramon Road. Staff Recommends that the specifications for the open fencing be substantially modified to change this fence from a wooden and wire mesh fence to a six-foot vinyl coated chain link fence. The change is recommended to assure fencing installed will be of a type which will require little maintenance and will retain a high quality appearance . Additionally, Staff recommends the length of the section of open fencing utilized be increased to run the entire length of rear yards of the five townhouse units backing up to the creek and that individual locking gates be provided for each of the five units . Addtionally, it is recommended that one gate for use by the remaining project residents be provided in the vicinity of the parking bay proposed off Martin Creek Drive. Steel tube fencing is shown for use around the pool/spa area (see Sheet 1 of preliminary landscape plans) and wrought iron gate fencing is shown at the entrys of both the condominium and townhouses (see Sheets 4 and 6 of the Building floor plans and elevations) . Staff recommends the fencing in these three areas be of a coordinated design and material . Staff recommends that the plan specifications for the wooden "decorative" fence be upgraded to provide a more substantial wooden fence along the Silvergate Drive frontage. The applicant has proposed a six-foot high wooden fence composed primarily of 1" x 8" wooden boards . A fence constructed of "2x" or heavier lumber should be established to provide a studry, durable and attractive fence along the Silvergate Drive frontage. The design specifications for the wooden "decorative" fence proposed by the applicant are considered adequate for use throughout the bulk of the project (e.i. , unit rearyard and sideyard fencing except as otherwise stipulated) . The design specifications for the masonry sound wall do not, in Staff ' s opinion, reflect the material or construction grade envisioned by the Council for the -4- r project ' s San Ramon frontage. The applicant has proposed a masonry textured wall using regularly spaced capped support columns . A higher quality wall, such as a "flagstone" type masonry wall is considered by Staff to be warranted at this location. The Silvergate/San Ramon intersection is a gateway to a large, developing residential area extending we along Silvergate Drive while also serving to define the northern limit of the recently adopted San Ramon Road Specific Plan Area. A high quality, intricately designed architectural wall should be established along the San Ramon Road frontage. Four acceptable alternate designs are provided by Staff for this wall and are graphically depicted in Exhibit "B" of the proposed resolution. The alternate designs depict a "flagstone" type masonry wall with individual pieces of rock embedded in the concrete wall. While the applicant and Staff have discussed the majority of , the items listed above, the applicant has not expressed his concurrence with Staff ' s recommendations. ..` = 3 RECOMMENDATION Staff recommends that the City Council adopted .the :attached resolution (Attachment 1) approving •the ' Site Development Review for PA 84-075 ATTACHMENTS 1 - _ Draft Resolution approving Site Development Review 2 - Adopted Resolution approving Planned Development (PD) Rezoning (Resolution No. 27-84 ) 3 - Adopted Resolution approving Tentative Map (Resolution No. 69-84 ) 4 - Reduced copies of Exhibit "A" ; Site Development Review r Packet 5 - Copy of Exhibit "B" ; alternate design specifications for masonary sound wall COPIES TO Barratt San Jose J.M.H. , Inc . , Attention: Joseph M. Higgins -5- RESOLUTION NO. -84 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ------------=----------------------------------------------- APPROVING SITE DEVELOPMENT REVIEW PA 84-075 BARRATT (HIGGINS) WHEREAS, Barratt San Jose and J.M.H. Inc. , have submitted detailed Site Development Review plans for the multiple family residential project located on the 7 . 1+ acre parcel (APN 941-101-4-7 and 941-101-4-13 ) at the southwest corner of Silvergate Drive and San Ramon Road, for 40 condominium and 44 townhouses ; and WHEREAS, the City Council considered and reviewed the submittal information at their regularly scheduled meeting on ; December 10, 1984 ; and WHEREAS, property owners in the vicinity of the subject property and other individuals who have previously -- _ expressed an interest in the project covering the site were notified of the subject proposal; and WHEREAS, the City has previously adopted a Negative Declaration with Mitigation for the project coverering the subject property (Resolution No. 26-84) ; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review be approved subject to conditions prepared by Staff; and WHEREAS, The City Council did hear and consider all said reports and recommendations as herein above set forth; NOW THEREFORE, be it resolved that the Dublin City Council does hereby find: 1. The Site Development Review request is substantially consistent with the intent and requirements set forth within the conditions of approval for the Planned Development (PD) Rezoning covering this property, as set forth in Resolution No. 27-84 2 . The City of Dublin is in the process of preparing and adopting a general plan, and that there is reasonable probability that the proposed Site Development Review request will be consistent with the future general plan 3 . There is little or no probability that the proposed Site Development Review request will be a detriment to, or interefere with the future general plan, should the proposed Site Development ultimately be inconsistent with the future general plan 4 . The proposed Site Development Review request will not have a significant environmental impact 5. 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 6. 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 ATTACHMENT 7 . General site considerations, including site layout, open spave topography, orientation and the location of buildings, vehicular access, circulation and parking, setbacks, height, walls, fences, public safety and similar elements have been designed to provide a desirable environment for the development. 8. General architectural considerations including the character, scale and quality of the design, the architectural relationship, with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing 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 . 9 . General landscape and considerations including the locations, type, size, color, texture and coverage of plant materials, 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. 10 . 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 . NOW, THEREFORE, be it resolved that Site Development Review PA 84-075 is an integral part of the Planned Development zoning of the subject property; and BE IT FURTHER RESOLVED that the City Council and Planning Director approves Site Development Review PA 84-075 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 for the subject property shall conform with the conditions of approval established for the Planned Development (PD) Rezoning (Resolution No. 27-84 ) and Tentative Map (Resolution No. 69-84 ) covering the subject property. 2 . Development shall generally conform with the following Site Development Review submittals ; a. Site Development Plan for the Arbor Creek Project, prepared by The Environmental Center and dated February 27 , 1984 b. Sheet 1, 4 and 5 of the Improvement Plans for Arbor Creek Project, prepared by MacKay and Somps and dated October, 1984 C. Sheets 1 - 6 of the Preliminary Landscaping Plans and Details for the Arbor Creek project prepared by The Environmental Center and dated October 16, 1984 d. Townhouse/Condominium Building floor plans and elevations for the Arbor Creek Project, prepared by Red Moltz & Associates, Inc . , and dated October 8, 1984 . -2- e. Detailed Townhouse/condominium-Unit floor plans and elevations for the rbor Creek Project, prepared by Red Moltz & Associates, Inc . , and identified as job No. 1084-1. Collectively these submittals shall constitute Exhibit "A" on file with the Dublin Planning Department (PA 84-075) . 3 . The fault zone established for the earthquake fault that traverses the property shall be surveyed and staked during the construction phase of this project to assure a minimum fault zone setback of 25 feet for all habitable buildings and a minimum fault zone setback of 6 feet for garage structures: 4 . The design specifications for the open fence along Martin Canyon Creek shall be altered to call for the use of a vinyl-clad (black or green in color) six foot high chain link fence with appropriate toprail member. The open fence shall be utilized along the entire length of the south side of the development area, stretching from the southwest corner of townhouse Lot- #13 .to a - point 15 feet + from the southeast .corner of townhouse Lot #8 (275 feet + in total length) . Each townhouse '..uni-C backing -up to Martin Canyon Creek shall be provided a •locking -gate access ito: the >creek area along the open fence. The sound wall along 'San••Ramon Road shall be carried along the south side of townhouse;.Lot #8 .,for ,a minimum distance of 15 feet. t.s- :: ;- «. :, 5. Exterior siding shall be T-1-11 type grooved plywood siding, or equivalent, as determined aceptable by the Planning Director. Use of masonite or composition board, or equivalent, siding is expressly prohibited. 6 . The 8 foot wide landscape easement called for in condition #8 of the Planned Development (PD) Rezoning shall be recorded prior to the issuance of building permits and shall be reflected on the individual title reports of the respective townhouse lots. The document .establishing the easement shall be subject to review and approval by the Planning Director. 7 . The location and means of identifying guest parking spaces shall be subject to review and approval by the Planning Director. 8 . The questionaire utilized by the developer to provide occupancy characteristics of the development to the City Planning Department shall be subject to review and approval by the Planning Director. 9 . The plans submitted for the 6-foot high architectural masonary wall along the easterly property line (sheet 6 of the preliminary landscape details prepared by The Environmental Group) are specifically disapproved. Modified design specifications for this wall shall be submitted for review and approval . The design specifications of the wall shall be generally consistent with one of the four wall designs depicted in Exhibit "B" of these conditions or an equivalent design subject to review and approval by the Planning Director. The height of this wall may be increased to comply with the conclusions and recommendations of the acoustical report prepared for this project, but shall not exceed a maximum height of seven feet. If additional height is necessary to provide the necessary sound attenuation measures, the additional height shall be provided by mounding at the base of the wall . 10 . The number of par course stations shall be increased to a minimum of three stations, with the location, type and design specficiations subject to review and approval by the Planning Director. -3- 11. The "Decorative Fence" design specifications depicted on sheet 6 of the preliminary landscape details prepared by the Environmental Group shall be utilized as the design specifications.,,"/ for fences identified on sheets 3 , 4 and 7 of the Condominium/Townhouse Building floor plans and elevations prepared by Red Moltz & Associates, Inc . The fencing installed along the Silvergate Drive frontage shall be upgraded to a higher, more sturdy construction standard using minimum "2x" wood members to assure the long term presence of an attractive, functional project fence. 12 . The handicap parking space located in the vicinity of the southwest corner of condominimum lot #48 shall be modified in design to include a five foot duo purpose ramp/sidewalk area to allow continuity of the pedestrian walkway system proposed in this area. The sidewalk area in vicinity of the northwest corner of the pool area shall be modified to provide for a continuous walkway surface. 13 . Prior to construction of the solar trellis and adjoining the pool/spa-facility, documentation shall be submitted to the City Planning Department that the number/size/design of,the„solar . panels.:will provide adequate pool heating for _a reasonable .-length of time In each calender year: C,h 14 . The developer shall confer with local postal .authorities :to determine the type of centralized mail :receptacles _,necessary .and provide a letter stating their satisfaction with the type of mail service to be provided. The final design shall show provisions for the placement of centralized mail delivery units. -Specific locations for such unit shall be to the satisfaction of .the Postal Service and the Dublin Planning Department. If centralized mail units are not required, provide a letter from the Postmaster stating the exemption. 15. Prior to the issuance of grading or building permits, a detailed phasing plan shall be submitted indicating phasing of construction and installation of project structures, roads, drainage improvements, common facilities and landscaping and irrigation improvements . 16 :' There may be one sign established for project identification purposes. The location, copy and design of the sign shall be subject to review and approval by .the Planning Director prior to installation. The sign may be incorporated into the masonary sound wall along San Ramon Road and shall not exceed a maximum area of twenty-four square feet. 17 . The design of waste dispenser enclosures shall be modified to provide a minimum gated opening of 8 ' 0” (two 4 ' 0"self-closing gates) . A concrete apron in front of the enclosures of a minimum dimension of 10 ' x 12 ' shall be provided to keep the street area adjoining the enclosure from long term deterioration due to repeated truck parking during garbage pickups. 18. 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. 19 . The design, height and materials used for the retaining wall proposed along Martin Canyon Creek shall be subject to review and approval by the Planning Director. -4- PASSED, APPROVED AND ADOPTED this th day of 1984 . AYES: NOES: ABSENT: City Council ATTEST: City Clerk -5- off ILE -COPY RESOLUTION NO../� _ 84 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL�'PROVISIONS OF A P ANN-ED--OE-VEL.OPMENT REZONING CONCERNING, r PA 82-033 . 1(R) ARRATT SAN JOSE WHEREAS, Barratt San Jose,' proposes to rezone 7 . 1+ acres of land (APN 941-101-4-7 and APN 941-101-4-13 ) at the , southwest corner of Silvergate Drive and San Ramon Road from C-N (Neighborhood Business ) to PD (Planned Development) , for 40 ._residential condominiums and 44 residential townhouses ; and, WHEREAS, the City Council finds that the City of Dublin -is in the process of preparing and adopting a ;general ,plan, ,and that there .is • reasonable probability that the proposed rezoning will be consistent with the future general plan, and, z WHEREAS, ' there is little or no probability that the y rezoning will :=be ..a` detriment to, or rezoning ;with :the ,future ` < ''• •general plan`,"tshould the'"new'.,zoning ultimately be :�snconsistent with the future general plan; ..and, ^ `Jr F` � *Ur L` L` _ ' y. ,• .- WHEREAS, t he City Council :finds that ;the rezoning ,will not have a significant environmental impact'; and, , WHEREAS, the rezoning 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; and, WHEREAS, the rezoning 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 ; ' NOW, THEREFORE, BE IT RESOLVED that the City Council . approves a Planned Development (PD) rezoning request for an 84- unit residential project as shown on the Plans labelled Exhibit "A" and Exhibit "B" (as amended by Exhibit "A" ) , and subject to the following Conditions : GENERAL PROVISIONS 1 . Compliance with the plans contained in Exhibit "A" and as amended by these Conditions . The applicant shall change his proposal (Exhibit B) so that is will be in conformance with the Staff recommendations as shown in Exhibit "A" . The changes shall include : a. a reduction of one building in the central portion of the site and relocation of the remaining buildings and pool to create more space between buildings and garages , create a substantial open area and entry feature at the end of the San Ramon Road entry into the . development, and enlarge the size of the central common open space ; b . moving the garage buildings a minimum of sic ( 6 ) feet off of the fault zone ; C . moving the northwest building a minimum of 10 feet from the westerly property line; d. provision of an open fence allowing vieing of Martin Canyon Creek area, at the southeastern portion of the site ; a ENT ATTACHN a r r• !t ti { ' + �`,, 1"5 i:. ,, } � tit ;. , h. � � � � 'sr -'�~ r is .. - r ;• - e .' reduction of seven parking stalls along the eastern . . p ortion of -the property ,•to eliminate parking in the Silvergate setback area and ;allow for some landscaping between the easterly'.garages, ` f prow"ision of a :public t access easement along the south r _, "side of ..Martin Canyon Creek - (within the :Applicant ' s . .. - 'iproperty) ; . ' g . the condominium units shall be a minimum of 650 sq.ft . 2 . Acquisition of the City-owned property proposed for inclusion in this project shall be completed before any permits can be .issued for or physical work started on the subject` property ; ` t ' 3 ,Site Development Review approval by �Staff shall be acquired k prior ;to ;lssiiance of an• ,-Building Permit "SThe ,Site xr,� ^%Develo meet`.Review shallimplementthese,General}:Provisions t , y 1'..t.•15sw.'N•.�. • y, � ...� yid J - Ott k�` "u':,tti�,,.•concerhi'h the physical development of the <pro3ect ,;a ,✓ }' h�'1I .:t. Y M f N'. 1 ,t•T !t'S^�✓ �`I T .r y.' Y •f'r3.-R i}1 { N H .M .:,z:r. } ? s :' t r my4 �:�'.;`a1 5,,:t,++'�if'*'� '1t i�Ty t'i} ° t c1 t .7Y.Z P�<4`•, •('t.....e i3 s"-5.:}',l`yii• a.. - s ti •4 . :,.The'-maximum number=of °residential °units(shall .not exceed 84 r4 units;"t'of ,which '3no':mo+re`"than 40 may be 'condominiums ?, j r }i' ._ [YA• -.S }Z ,1' f , +. i* a '•-1 x'k. , :} t i.,.'t,•v 1 .., _ fr. ?v .-i r n x, •ti. :"�i�:e_'�.�kt�t�L�#7� �'�� t; ••�y��.. I���k.`.i'�.n-jif 7�r`:'�,'htr w'�M�.s`• LS`t tom,.FX_pti t� �� � ..tx ..t •:t .. 1.5. 1 •. .r .`ir '>n�rx y't.. -�, t�<. .tl ..."' �• •.l:. l•.+c.�•t 1 t- �/. '"�•.=` r.:i+ -. .. FyY; _ '. 5 . The "condominium 'architecture shall'"be :consistent yin quality with the townhouse architecture including materials,' .; ; details,'- and form. 6 : Roofing 'shall "either be concrete tale or wood shake 7 . All garages shall have automatic sectional -roll-up garage door openers - %.Each condominium unit -shall have its own garage. 8 . The landscaping adjacent to the Silvertree development shall provide for a dense fast-growing tree screen, utilizing a minimum of 25% , 24" box trees, and a maximum of 75%, 15-gal = trees . The trees shall be located in a minimum 8-foot-wide landscape easement, which shall be under the control of the Homeowners ' Association. An independent automatic ,. irrigation system shall be provided for the trees. :. Maintenance and protective measures shall be guaranteed in the Codes , Covenants, and Restrictions. 9 . All units shall contain standard and currently available energy saving devices, and be insulated in accordance with Title 24 , State of California Administrative Code and evidence shall be provided to the Building Official from P .G.& E. that the units meet P .G.& E. 's requirements of the "Energy Conservation Home Program" if it still exists at the time the units are to be constructed. 10 . Compliance with the City of Dublin Residential Condominium Development Guidelines (as amended 3/30/83) . 11 . Compliance with Citv of Dublin Site Development Review Standard Conditions . 12 . Compliance with Citv of Dublin Police Services Standard Residential Building Security Requirements. 13 . Full disclosure shall be made to potential buyers of the project which shows the location and describes the potential impact of the earthquake fault that traverses the property. A written acknowledgement of the review of this information prior to purchase is required of all buyers of units within the development, and a copy shall be filed with the City Planning Department . e/ reduction of/even parking stalls along the eastern A portion of 'the property to eliminate parking in the . Silvergate setback area and allow for some landscaping between the easterly garages ; f . provision of a public. access easement along the south . side of Martin Canyon Creek (within the Applicant 's property) ; g . the condominium units shall be a minimum of 650 sq.ft . 2 . Acquisition of the City-owned property proposed for inclusion in this project shall be completed before any permits can be issued for or physical work started on the subject property . 3 . '.Site Development Review approval by,'Staff shall be acquired : prior,,.to ::issuance of/ any Building Permit ::The ,Site � ; . Development ":Review ,Zhall.�.implem ' yahese General :,Provisions 4 %concerning the •physical development,,of ,the pro3ect � •.c r .•w ?; 1�r :,Sn tan^'r ����g,,1 4�Tn• f 1_ r.s xL" tE t } � 't ..>>T •'.,s4irS„y '"'t-�i7.�. 4•r - ;:The ':maximum number of residential 7u nits Ksha11 iii ot exceed 84 . 4 �. aY sif 1 `units, '?of •which,'=no .more n"-A0 may "be ,condominiums t Ar ;,4 5 .The 'condominium architecture shall= e tconsistent 'in quality t; r: ar . o e.�....,• x � with the townhouse architecture including -materials, '; details , and form. 6 Roofing shall either be concrete tile or .wood _shake.. ._ >- •,-;..: : _. ;. 7 . All garages shall have automatic sectional roll-up garage door openers . Each condominium unit shall have its own garage . 8 . The landscaping adjacent to the Silvertree development shall provide for a dense fast-growing tree screen, utilizing a - minimum of 25% , 24" box trees, and a maximum of 75%, 15-gal trees . The trees shall be located in a minimum 8-foot-wide landscape easement, which shall be under the control of the -Homeowners ' Association. An independent automatic . _ ' irrigation system shall be provided for the trees. . Maintenance and protective measures shall be guaranteed in the Codes , Covenants , and Restrictions . 9 . All units shall contain standard and currently available . energy saving devices, and be insulated in accordance with . Title 24 , State of California Administrative Code and evidence shall be provided to the Building Official from P .G.& E. that the units meet P .G. & E. ' s requirements of the "Energy Conservation Home Program" - if it still exists at the time the units are to be constructed. 10 . Compliance with the City of Dublin Residential Condominium Development Guidelines (as amended 3/30/83 ) . 11 . Compliance with City of Dublin Site Development Review Standard Conditions . 12 . Compliance with City of Dublin Police Services Standard Residential Building Security Requirements . 13 . Full disclosure shall be made to potential buyers of the project which shows the location and describes the potential impact of the earthquake fault that traverses the property. A written acknowledgement of the review of this information prior to purchase is required of all buyers of units within the development, and a copy shall be filed with the City Planning Department . =��' r , .r r r a x� ''+ r r r R J ° t ^'t. 'z, y •r 14 . The developer is to be responsible for the maintenance of all Homeowner Association facilities for at least a one-year ':warranty period, commencing when each phase 'is at least -50% ::occupied-. . 4 15 The Developer is to provide to the `Ci.ty Planning Department .-,, a 'status report as to the occupancy characteristics of the development once each year for three years ' 16 . There shall be compliance with DSRSD Fire Department requirements , Flood Control District requirements, and 'Public Works requirements . Written statements from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to . .issuance "of Building Permits or '•the installation of .any i r xiimprovements related to this project � ti.. 'x „tom ' .. 1 .. xA.+r Y tlra,�71.x t, � ., _., x..s if i -tr�t�o `Y✓• :. .4 foot high ;architecturally idesigned masonry wa ll 'shall 'installed _along .1 he easterly�p rope rty,Sl�ine��t,In`add1t1on, an intensive ;tlandscaped ;bu'ffer; containing°fast growi.ng-�trees ,ro 3"lr;1 i�k,iri{,,.�'•i'.y;". .•tl:,J' t:.,- .i=:•..:�^ v: - - ...�, �F�,� �4 is iarrex = s • , and :.shrubs, shall be lristalled within �a 22 .foot'nminimum +wide�� L } , €^� F landscaped 'area to -,the east ohe wall`'arid ==:within"City4�'�" right-of way The ',landscaped 'areas ,shall be`ir`rigated by ,an ` automatic 'irrigation 'system ..,and be maintained 'forone':�year by 'the 'Developer, and thereafter by"the `Homeowners ': y. ` ! 7 ' .• = r Association. A recorded :contract, to run with the land," .is to be established providing the City with '-authority to repair and/or maintain the easterly wall and the landscaping within the public right-of-way. This contract may be exercised by = the City in the event the developer or. the Homeowners ' Association fails to maintain the wall and landscaping in such a manner that they present a neat and well-taken-care- . of appearance. Provision is to be made in the contract to enable the City to recover costs of work performed by the City in the right-of-way and on private property related to the wall and landscaping. The contract should recite that the Developer and Homeowners ' Association grants the City authority to ' enter and repair and maintain the wall and landscaping " across the adjacent private property if conditions so - require . The repair and maintenance costs incurred by the City are to be shared, pro rata, by all units within the -' Homeowners ' Association and collected as assessments along with County property taxes . ' 18 . A par course shall be installed along an 8-foot-wide bikeway that shall meander along San Ramon Road, as acceptable to the Planning Director . 19 . The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff . Any other change will require Planning Commission approval . 20 . Handicapped ramps and access to each ground floor unit shall be provided at the request of the buyer and at the expense of the developer . Four handicapped parking stalls, appropriately signed, shall be provided evenly throughout the project . 21 . Covenants , Conditions and Restrictions (C.C.& R. 's) shall be established for this development . The C.C.& R. 's shall be approved by the Planning Director prior to filing of the Final Map . The C .C . & R. ' s shall be reviewed and approved by the City to assure that : 1 _ a . There is adequate provision for at least the maintenance of all commonly owned facilities, property „ and landscaping including open space, '-.roads, parking, ' ;.. lighting, -recreation facilities, ,landscape and the `' exterior "of all buildings ; b . Payment of dues and assessments shall 'be both alien : . against .the :assessed land and a personal obligation ,of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase . C . The Association shall maintain all common areas in good repair, including drainage and erosion control mprovements , fences, and landscaping d The 'Association shall keep the/City ' lanning Department informed �of '_the current name, pddress, sand :phone number 'i } of the Association ' s official representative ' r 1, 4 1o,>`.s.r•C�4 y 'r• ' f� J AJitx4�1.•. t . � c f1 � ft�;� .bj� ` ,�1r4}:y,•K.K.c S ;{: .yt;�rt 'l .n;k7,}ril'.D.�titl:4fw •y7„ rl� t..,e;y'fs.. 1. l r , Payment -of ;the ;.water :;and atreet jlighting ,§(maintenance ,t '`;'- "''•.'.' ". e`rg -bill_s``and mairite'nance`and.repair rof :`storm s. and en y) : .. } drain lines are .the ,obligations :of. aheHomeowners JtF Association, excepting where said storm drain:?serves �. s «_ t' AP., r public `property ':(streets 'and/or 'p . ublic land) `in - addition to the subdivision, - the -control1ing 'public agency shall then be responsible for maintenance; f Each buyer.-is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowners '.' Association and the Conditions, Covenants, and Restrictions applying to the development; g. The Homeowners ' Association shall contract with, or be advised by a professional management firm, as to how to handle maintenance operations and fee collection . procedures . th . No recreational vehicle or boat may be stored within this development . i . The Covenants , Conditions , and Restrictions shall provide that. upon sufficient notice to homeowners, the serving utilities be authorized to enter any portions of the units whenever restoration of gas, electric, and telephone service is required; that the utilities shall have the right to install, move, remove, or run new lines in or on any portions of the common area, including the interior and exterior of the units (except where undergrounding is required by the Subdivision Ordinance) as is necessary to maintain telephone service within the subdivision, and that this provision may not be amended or terminated without the consent of the utilities . j . Guest parking areas must be identified by signs and the C .C. & R. ' s shall prohibit the use of these areas by homeowner families . k . The Constitution and Bylaws of the Homeowners ' Association shall include the obligations of the Association to be responsible for public liability in case of injury in connection with public utility easements , and for maintenance of the private vehicle access ways and utility trenches in public utility easements . They shall further be void of any mention of future dedication of the access way to the City as a public street . .t, � +: t q�•h.� K rl X{�hd itRr='•LJr r a r J F { 't.' b .ti ?? = Y a• +� cCC-r'M r!'( yti, rh. �' f L , x _t v.;• s .... r t �`J r x u A •+R�sf Y � r r j, t t�>> :y' t+ sr"s�.! � .a-"rr rE c f t }.` i ,t .. t 5. ir',r�•l� t a.tt ,a ; fit. a >:. _... - .. 1 . Eovis s exist that require ',each purchaser to sign a :. ,. . . statement, .the purchase 'of a unit, that he or ,•'; she has read a statement -,that shows the location and °describes`"t' he significance of the Calavaras Fault that traverses 'the''property . . :.''22 . 'So1ar 'hot ..water .-systems ,,shall be ,offered to buyers as an - •optional :'improvement, :where :practical . 23 . After the project has been completed, and subject to observing any minimum and maximum dimensions specified in 'the approved plan: ` a.' -:'In the common areas , plant materials, •arbors, fences, paving materials, and similar ;landscape features may be added or replaced, in kind •.-` .. j.'avf:.J u,ir+ .r..:S..t..�{Y[ t ,t . >. — :.-_ r fi.e f ;:..r. '': .. ., _. - - • t b Any 4cons ,replacement rwhich would 3v occur*in $the_ normal ,cour`se`,of maintenance of the common ' areas as the "pro3ect matures Zmay>occur subject s 'ti. ] ..T f S: t... - .o,. ;•rr °yr.'s u.S-3.yr ecu'ring of Lany:.{permits °nor a in fees ire uired ...•• ` 7rt ti. ti + i .t.;v+ _ :..tty:.: i'.�C r u.a•5'+^t hb11,P Y.fitibW;ejFv#,.3. '�'++—'_ 'i�" '�RiC't tG"u other ordinances ; ti z - .� '.! r. '. r 1k' r. s:. � .•.. c� ,.4 I:�t7 3t". _V7 K�dr-.11+`.rvt 's'i _.i�nS ts��v� r '.r , .. '24 All utilities frontingancl ;withinthe``:project`shall be mow` a- !x4 - i �tundergrounde �1• -• - . ..._ 25 . Utilities for each unit shall be individually metered.-.- -All meters shall be screened from view_ and enclosed by an : enclosure :that --is compatible in 'design :and materials to -:that .;., of the building to which it -is installed 26 . Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual -laterals . The - system shall be designed as acceptable -to DSRSD. 27 . Landscape plans , showing substantial landscaping, shall be submitted to, and be approved by, the Planning Director prior to any permits being issued for this project. In general, 3 to 5 trees per 1, 000 sq. ft. of landscaping shall be shown within all open space/landscaped areas. At least 75% shall be 15-gal . size . 28 . Light standards shall be used which shield the light source from view from off-site, and shall not shine onto adjacent property. _ :. 29 . Street trees shall be provided along Silvergate Way, as acceptable to the Planning Department. 30 . Heating of the pool shall be by a solar heating system, the location and design of which will be reviewed as part of the Site Development Review. 31 . The at-grade patios shall be fenced. 32 . Developer shall furnish and install signs stating "Not a Publicly Maintained Street" and "Fire Access - Park in Designated Locations Only" in right-of-way of private streets . Parking spaces shall be designated by sign, paint or equal . 33 . Fire hydrants shall be installed and operable, to the satisfaction of the Dublin San Ramon Services District Fire Department, prior to combustible construction. 34 . Prior to final inspection and occupancy of any units: a . Storm drainage facilities shall have been installed .as approved by the City Engineer . v. lj tl 7 rf i. r 7 r Fire protection device shall have been installed, be operable, and conform•'to the specifications of and inspections .:by the Dublin •San Ramon Services District Fire Department c . A .4" .high concrete curb (minimum) 'to separate ,'all paved : .Parking and passageway areas 'from' landscaped areas , . , shall .have been .installed. �'.:�.Curbs may be deleted where a sidewalk adjoins parking and passageway,-provided the sidewalk is at 'least 4" higher than adjoining pavement . -- d. Cable' TV hook-.up shall be provided to each unit in the subdivision, in accordance with existing City regulations . 9 g • of all .:.. .. ..As-built drawings the locations . . underground .utilities`.(water, storm 'and , sanitary sewer, gas, 'electric, telephone, ;and cable TV) shall be s y 'provided to t e ;Association yf t -+ i> s + y •1t, P.Zc !" <„ ;r yr�ti r^'7a Ln � Ea'�4� ch ^r.�t�L.h-J 3./'Y 4F•r .`� � a ,. ter,:K��t,+�1 .�Y},f� ` 7,,.,,r'�'r�¢;,, A 'r 4{ 3;f Street name 4signs,y beari.ng'•such�namesasare ,approved •, :t.. xrr been installed } by rthe Planning"Director, shall have 1 s� ;'� r � iyy sir-.Yka ''Cry 5:�t f,�a{rf rl e7 35 Prior to .occupancy of any unit rin' each phase�of development, •:landscaping, ir,r.igation, :fencing $landscape aighting in accordance with '`approved 'landscape''.and'`erosion 'control plans , shall have been installed, ' or .a bond equal to the cost plus 10% of the landscaping, .'lighting, appurtenant ' - structures, J rrigation system shall be provided to ,the .City. . A statement from the Project Landscape ' certifying that landscaping has been installed under his/her .. supervision and is in accordance with approved plans shall be submitted to the Building Official and Planning Director. 36 . Private Vehicle Accessways : a. Backfill of all utility trenches in private vehicle access way areas is to meet the recommendations of a licensed Civil Engineer specializing in the field of soils engineering. ( In the absence of such a recommendation, City public street standards for trench backfill shall be utilized. ) The soils engineer shall provide full-time inspector services when trenches are being backfilled in accordance with this recommendation . All work done within public utility easements is to be inspected by the responsible utility to a point six inches over the top of the pipe. All other work in the access way is to be inspected by the recommending soils engineer and/or the City Engineer. Trench backfill in private vehicle access •ways shall be compacted to a minimum of ninety percent relative compaction as determined by California Test Method No. 216 . Trench backfill in other areas outside of the private vehicle access ways shall be inspected and specified as to material and compaction requirements by the respective utility agency. In the absence of such requirements , the City Engineer shall make the determination. b . The Homeowners ' Association is to covenant and be responsible for the maintenance of all facilities in the private vehicle access way which are not maintained by a public utility agency, except that all maintenance work resulting from backfill failure is to be the responsibility of the Homeowners ' Association (after the one-year warranty period) . The developer is to be responsible for maintenance of all facilities during the one-year warranty period. .t t7' .r � 1 � t k.3' f rAt, p,•• ,71,5. qt. � 'tv f.1. tr , 1. >...v. r K 4' '7 i ° - r,y'c s^t nt+7� r•t '\ n� or r+. ,���! �.l Ir • jF• c : The connection between the private vehicle access way and ::the public .:street •"is to _be' by,:a standard driveway . type .�of connection :::Driveway 'throat width .;(at back -of . sidewalk) .shall be 'the same""as the `vehicle `access way. . d. :Safe�ty :lighting is to `be provided on private vehicle : . way °and on pedestrian=way :facilities connecting Lights `shall utilize `vandal resistant" enclosures, and shall have sufficient power and spacing to provide an average maintained foot candle level of 0 . 12 . -;A uniformity ratio and increased lighting level at entrance shall be provided to the satisfaction of . .' '.. -the City Engineer and Planning Director. y f t 1 rs; r - Y1. f,� :y S.F 1 Iv ?L: "' f) �. • ' 1... - '• R 4. -� f '', - ..' .,. -' .ti e A. recorded contract, `to run ,with the _land, 'is `to be , t established providing the`'City with authority. .to repair ._. - c a'and/or.-mtalntaln rthe",`prlvate' Vehicle -access way_in-the ? (eVent' the{.,Homeow'ners ' "'Association fails ,to so maintain `r1. yz s t"d a..V:T s t.. r 3. 5+�.-.. .•••... ,,-+.:a::...;w a.:.e.,e P.s.w.•f a..• ^, ,� `4y}x}}•4� ' xr ��s'in ;a manner`=that" adequate `access rby;tvehicular atraffic r.syYy� eM}Y r3yi .l. ,.a'„`d'rrri5.;-.•.•.. •''.3!;n.,r:: o:+c. - ;^w1 ,,''a(''.c,.i,R: � ,-r fi -.. a� .rrzx� � ,is,b,prov.ided �atiall .times, so� thatf,ire, police,thealth {__ M,t r : 'and 'sanitation vehicles ;a.. _d ;public utility :vehicles an ..t .., ' t service" the properties `,contiguous or`''adjacent thereto, f- and Fso )tth'at�"said;,vehicles ;will shave"'a'dequate turning c4Yr•:;•a.,.a..--. ! ` "a`r'eas . '�Provis`ion his '�to'be -'made yin ;the"':contract'to enable the City to recover costs of work performed by the City in these access ways . ',.:The contract should -< recite that `the Homeowners ',-:Association grants the City .-, the authority :to ''enter -and repair'.'and maintain the private vehicle access way in consideration of the City allowing the use of private vehicle access ways to less ...,.than public street standards, - and that repair costs incurred by the City are to be shared, pro rata, by all units and collected as assessments along with County property taxes . 37 . The location of the garages adjacent to the fault zone shall be subject to review and approval by the Alameda County Geologist and City Engineer. 38 . Should this development not require Tentative Map approval prior to any construction, the Applicant shall comply with Engineering requirements as developed by the City Engineer. These requirements shall cover grading, drainage, flood control, road construction and design, -and the like. 39 . Based on the major traffic impact on the Sivergate Drive leg of the Silvergate Drive/San Ramon Road intersection, the developer be required to contribute $25, 000 toward. the design, construction, and inspection of a traffic signal at San Ramon Road and Silvergate Drive (this represents approximately 1/4 of the cost . ) 40 . Sidewalk shall be completed along the Silvergate frontage . 41 . The develper shall be responsible for the following frontage improvements along San Ramon Road: a . One lane of traffic and 8 feet of shoulder ( 20 feet pavement) or equivalent . b . Curb, gutter, and a 6-foot sidewalk. C . Replacement of the bike path, where necessary, for ultimate improvements . d. Necessary drainage improvements . e . Related signing and striping . 4f S.N;-iY"P r�.{�ttt i# r y'ur„7t} ^ {. r ;:x,r xY � r..+�• f . Street lights on one side of street. .42 : Approval of 'this Planned Development .'.is .for ;two years as is specified in Section 8=31 . 2 (b) of -the _Zoning Ordinance. �••:;; - PASSED, ' APPROVED AND :ADOPTED THIS `12th ' - - DAY OF March 1984 . AYES: Councilmembers. Hegarty, Jeffery, Moffatt and Mayor :Snyder NOES: Councilmember Drena ABSENT None Ui- •� ayor l L- � M • t?1(}' 7< 1 rt Ff tit•tGt 1 + r. ( t �- + 1 f 1T 'y t^ j4 \1 .•J f'��' ( �t r.- ! 4 � t.i.J 1 H � „ N I. M � ,i... l t,"� i...�f rn''+`.�4•. t;f�. !K 'cj'.}. h.- X - f i i yC;,,�t'hAi! 7 i. �. .y.r ...• 1 •V 5 4 � '+ .'r1 v rn:a �i y },,,e. �h .L ..c T �a ; � r= •'"' Y�`g CitY.vClerk •�"�„��� scx�; t.,s��+��,��s �t�{l�� �'��:•:�:� �1� ..� � .,.,- a -�` • an a t .n .., . �•:. t ,•. ..,j '. �j' �, M T- { -4. l_. M1Z-«- .,1 1 rvY-{>:j,�:� x,,.'t r �; 1 x T �.r'yt iC�y ;,a�sa.�"•_„ w f• � _� `rGt �. t y; '� :TU 1q"; t''' u r 4 �, r t +.t.( .., � f: �i`�t r r:'� r...r 'c." �:x�i•'' i -f� a„�,i.ti>� l •,-s n - o-. __. r RESOLUTION NO 69-84 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5131 CONCERNING PA 82-033 BARRATT SAN JOSE WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease or financing unless a tentative map is acted upon and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations ; and, WHEREAS, the Planning Commission did review and approve the Tentative .Map #5131 at a public hearing on :February6, _,1984 ; and , t , :WHEREAS, the .Tentative -Map .,for Tract 5131 was .appealed , ` r to, the City Council :who 'heard the appeal �on May 23, �1983, and , �. .5 WHEREAS, the City Council continued review of the Tentative .Map until after the San Ramona-Road„Specific .Plan, ,as _it applied to the subject site, was adopted and the site .was rezoned accordingly; and WHEREAS, the City Council rezoned the subject property Planned Development (PD) for 84 residential units on�April ^23, , 1984 ; and - WHEREAS, pursuant to State and City environmental regulations, a Negative Declaration has been prepared for the proposed associated rezoning and tentative map and the City Council has reviewed and considered the information in the Negative Declaration; NOW THEREFORE, be it resolved that the City Council f inds 1. Tentative Map #5131 is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances . 2 . The City of Dublin is in the process of preparing and adopting a general plan. 3 . There is a reasonable probability that the proposed Tentative Map will be consistent with the future general plan. 4 . There is little or no probability that the Tentative Map will be a detriment to, or interfere 'with the future general plan, should the related Planned Development rezoning ultimately be inconsistent with the future general plan. 1. 5 . The Tentative Map will not have a significant environmental impact . 6 . The Tentative Map 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 . 7 . 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 . 3 ATTACHMENT------ _ F t 8 . The site is physically suitable for the proposed density of development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. 9 . This project will not cause serious public health problems in that all necessary -utilities are or will be required to be available and -Zoning, Building, and Plumbing Ordinances control the type of development and the operation of the uses to prevent health problems after development. ° - 'NOW; ' THEREFORE, be it resolved- that -Tentative Map 15131 - is an integral part of the Planned Development zoning of the subject property; and BE IT FURTHER RESOLVED that the City Council approves : .Tentative `Map #5131 subject to the conditions listed below: .. .: .`Conditions of Approval for Tentative Map #5131 as recommended by the City Engineer T' h. Prior to �filingJ the 'Final Map,"`or-`gr`tiding approval =being `. given,`-�the 'City-owned property "shown within' the proposed project - shall be acquired from the 2 . Site Development Review approval shall . e gained from the _ - City prior -to filing the Final Map. - Any modification of the project design approved by the Site Development Review shall . supercede design on Tentative Map #5131 and shall be considered - as an approved modification of the Tentative Map. 3 . As part of the submittal for subdivision improvement plan, . grading plan and Final Map, the developer's engineer shall field survey Martin Canyon Creek and perform hydrologic calculations indicating the capacity of the Creek. Should the Creek not handle the 100-year storm flow, improvements shall be designed so that this capacity is met, with an effort to maintain the natural appearance of the Creek. In addition, finished floor elevations of the units along the Creek shall be set so that if the Creek becomes blocked, the storm waters will flow onto San Ramon Road before water would enter the residential units . - - 4 . The following Creek setbacks shall be adhered to: a. For existing banks of 2 :1 slope (horizontal over vertical) or steeper, the setback is established by drawing a line at 2 :1 slope from the toe of the existing bank to a - point where it intercepts the ground surface and then adding 20 feet. b . Where the existing bank is 2 : 1 or flatter, the setback shall be 20 feet from the top of the bank. The following information- shall be provided to determine an adequate setback from the creek and for the required hydrologic calculations : a . The precise location, both horizontal and vertical, of the Creek centerline and toes and tops of both sides of the creek. b. Cross sections of the Creek at intervals acceptable to the City. Sections at 100 ' intervals are typical; more frequent sections may be required. 5 . Grading and drainage shall be designed so as not to block and to accept drainage overflow from the south end of the adjacent Silvertree subdivision. 6 . An erosion and sediment control plan shall be required as part of the grading plan submittal . 7 . The habitable building set back shall/be 25 feet from the fault zone based upon geologic studies conducted by Berlogar, Long and Associates, Jan. 28, 1983 , and March 4 , 1983 . ,Garages shall be located at least 6 feet outside of the fault .zone -and ,be constructed on "floating slab" foundations .heavily.,reinforced and/or prestressed, or utilize other appropriate construction techniques as acceptable to the Building Inspection Department and the City' s Consultant Geologist . ' _ 8 . Underground utilities shall be designed so as to minimize crossings of the fault, stay out of the . area within 25 feet either side of- the fault, and where practical, -provide flexible conduits . . and joints for underground utilities in the fault zone as acceptable to the City Engineer and the Dublin San Ramon Service District. _. 9 . . Based on the major traffic impact on the` Silvergate- :Drive •.leg of the Silvergate Drive/San Ramon Road .intersection, the developer be required to pay 1/4 the cost 'of :a future traffic signal at ,that intersection .($25, 000) ' A bond `•shall* be .established City;``:prior 'to :filing of .the _Final Map;; to cover ;thew.iexpected , . L1- , improvement '.and 'design costs '� } 3 J x F{ 10 . The' following acoustical •treatments •`shall be ;followed to '..mitigate the potential .noise -impacts . .'j Units within 80 feet of the eastern` property line shall 'have :- _ a) doors and windows with a sound transmission '(STC) rating of 30 or higher in all walls facing or siding to San Ramon Road. _, . b) wall construction to assure that -interior noise level will not exceed 45 dba with an expected traffic volumn along San Ramon Road of 40, 000 ADT c) mechanical air conditioning in living and sleeping rooms . :. 11. The private roadway entrance to the project on Silvergate shall be directly opposite Dublin Green Drive. . The entrance off - _ of San Ramon Road shall be designed to be acceptable to the City Engineer and City Traffic Engineer. 12 . Sidewalk shall be completed along the Silvergate frontage. 13 . The developer shall be responsible for the following frontage improvements along San Ramon Road: a. One lane of traffic and 8 feet of shoulder (20 feet pavement) or equivalent. - b. Curb gutter and a 6 foot sidewalk. . C . Replacement of the bike path where necessary for ultimate improvements . d. Necessary drainage improvements . e . Related signing and striping . f . Street lights on one side of street. 14 . The developer ' s engineer shall develop the expected truck length and turning radius criteria to use the private streets (delivery, garbage moving trucks , etc . ) and design the curb radius accordingly and submit this data and design criteria with the improvement plans . 15 . Wheel stops within the project shall be the curb at the end of the parking stalls wherever possible. Where freestanding wheel stops are necessary, concrete stops shall be used. 16 . On-site circulation shall be constructed to private vehicle accessway standards as acceptable to the City Engineer and include street lighting . a x't 17 . Prior to final preparation of the subgrad, and placement of base materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines . Public utilities -and sanitary sewers shall be installed in a manner which will not disturb the street pavement, curb, and gutter when future" service connections or extensions are made. 18 . Prior to filing the Final Map; precise. plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be- subject to the approval of the City Engineer. 19 . Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and .. geologic . investigation report, or where such conditions warrant changes '.to the recommendations contained .in_'-t he original soil investigation,"'a revised soil or geologic report shall -be submitted for -approval and shall bed accompanied by„:an engineering and geologicai ,'opinion ., as -to .:the•:safety :of_ the site from hazards :•. . settlement and seismic activity r "of erosion, 4F 20 . The subdivider shall furnish 'and .install `-street -name signs, bearing••such :names as are approved by the;Planning :Director,_4and traffic safety signs in accordance with the tandards ao.f wthe City of Dublin.'..”. 21 . Roof drains shall empty onto paved areas, concrete _swales, other approved dissipating devices, _or tied into the storm drain system. 22 . Dust control measures, as approved by the City Engineer, shall be followed at all times during grading and construction operations . 23 . Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7 :30 a.m. to 6 : 00 p .m. , except as approved in writing by the City Engineer. 24 . Developer shall keep adjoining public streets and 'driveways free and clean of project dirt, mud, materials and debris and clean up shall be made during the construction period, as determined by the City Engineer . 25 . Prior to issuance of Building Permits: a) Grading must conform with the recommendations .of the soils engineer to the satisfaction of the City Engineer. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submitted. b) The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations , as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities . 2 ) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests . 3 ) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications . 26 . Prior'to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading plan ( including phasing) , drainage, water quality, erosion and. sedimentation control plans for construction and the post- _: construction period shall be prepared by the Project:`Civil '-.1` `;' . . Engineer 'and/or Engineering Geologist, and shall be approved by the City Engineer . Performance guarantees related to these 'plans shall be provided to the City as required by the City , Engineer. Said plans shall include detailed design•, •location, .'and 'maintenance criteria of all erosion and sediment control measures . The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as creek slope vegetation. All erosion and sediment control measures shall be maintained by the developer until 'responsibility is turned over to the project Homeowners' ,; .: Association at the time the City accepts final improvements " . ; :releases the performance guarantee 'as required by the City " ... A Engineer. ,; 3 z� ,.., : • _.., -1. h :the 27 `r,:Grading ;.shall ,be .completed ;inwcompliance wit �xf� "construction .grading plans a nd recommendations ,of °the yPr03ect Soils -Engineer and/or Engineering Geologist, Rand the approved erosion 'and sedimentation control ;plan;}`and 'shall ;be one uunder ;the supervision of the Project- Soils' Engineer.;. Engineering and/or Geologist. -'." Inspections that will 'satisfy 'final 'subdivision map .: requirements shall be arranged with the City Engineeriif .grading is undertaken prior to filing the Final Map _ • 28 . If. •grading is commenced prior to ' filing the Final Map, a surety or guarantee, as determined suitable by the City Engineer .. . . . shall be filed with the City of Dublin to insure restoration of the site to astable and erosion resistant state if the project is . terminated prematurely. •29 . Maintenance of common areas including ornamental landscaping, graded slopes , erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City and the performance guarantee required under Condition 26 is released; thereafter, maintenance shall be the 'reponsibility of a Homeowners '='Association which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against .the assessed property. - . . 30 . The subdivider shall grade the tract, install landscaping, soil erosion, sedimentation and drainage control measures, and improve all streets and easements , as shown -or indicated on . , Exhibit A and these conditions .. Performance bonds shall be provided to the satisfaction of the City Engineer that are of sufficient value to assure complete installation of said improvements . 31 . Measures shall be taken to contain all trash, construction debris , and materials on site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to the City. 32 . Install fire hydrants at the locations approved by the Dublin San Ramon Services District in accordance with present standards . Provide raised blue reflectorized pavement markers in private vehicle accessways at each fire hydrant. 33 . If during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the Planning Department notified. If, in the opinion of the archaeologist, the remains are - significant, measures, as may be required by the Planning Director, shall be taken to protect them. t. r :a 34 . Parkland dedication fees shall be paid as determined by the City Engineer in accordance with City Subdivision regulations . For in lieu :fee calculation purposes the preliminary, park . dedication A.and required is 29 , 678 sq. '-ft. Final calculations shall be 'made at the time of approval of the Final Map.' - 35 . Sidewalks shall be installed to assure that pedestrians can walk within the project without having to walk down the private vehicle accessways , as acceptable to the City Engineer. . . 36 . Copies of the Final Map and improvement plans, indicating all lots , streets , and drainage facilities within the subdivision shall be submitted to the City Engineer, at l"= 400 ft..- scale, and 1"- 200 ft . scale for City mapping purposes . _ 37 . • The' minimum distance between the San Ramon Road curb line and the Arbor .Creek:property .lines and fences shall be 22 feet = ;. 38 Phasing plans .shall be submitted as apart .:of the, Site.�j ., '-Development •,Review .,application." They hall vindicate -how ;roads, .drains,` ,grade's and the 'dike :will ¢be"installed and how they will r ;, � �, °•� l `>function ',if installed 'incrementally 39 The "project ;:is responsible for .-.the...,design, "installation and • maintenance '."of :all %landscape and related imp rovemenes,`�•that ;:are :`_ ..- ;: .. . approved by the City Council as part of the Site Development Review approval, between San Ramon Road curbing and the projects property line- -f 40 . Comply with all conditions of City Council Resolution 27-84 regarding the Planned Development Rezoning. The public access easement called for in Condition 1 (f) of Resolution .27-84 shall be shown on the Final Map. PASSED, APPROVED AND ADOPTED this '23rd day of July, 1984 . AYES : Councilmembers : Hegarty, .Jeffery, Moffatt, Vonheeder and Mayor Snyder NOES : .. None ABSENT: None Mayo ATTEST: City le :. Building Areas Single Family Attached Site Summary ,^ 1 .•....„�'j-..,{••�{- G-OSS AREA q 9 PLAN NO. BEDROOMS SO. t I .• _ el UNITS FOOTAGE I I f 5 N=r - - 1 I EGT.G"NC.G ARE. . A xo x 300 Bt+'_OING COt'1.GE 26.t• IS 10 3 too x = 1 �—'---r-� !�f I � r RAGE J �l vE!.iCUL AR covr It.r I II a DCNSIiv LOCalio tMeP GROSS 3 3 _i .� IeoveaEEP r„ Ixex f l `�•/ � * - � * r�:lll / j .eOLUDES,GARAGE3 USEABLE OPEN SPACE-St• 1 /�/ \ ` II __ I ---` 1 UOUBLIN=GREEN Retail Commercial cc FIT _I I Single Familyy _ - J `TEAS- 1REES 1 I to Detached ��••-�-� L ` "• ` �''- r rn x TOE OF SLOPE'), TOP OF BANt.__t\�, SEi•�ACN A"NA”IRA, SAN RAMON ROAD DEVE ARBOR CREED o% Barrett San PLAN •FAULT ZONE LOCATION APO SETBACK REOMREMENTS Q f Dublin o xo' THE ENVIRONt•IENTAL CEN.ER 'mm..c.t...•n c ss-e. -mz z z :.-- .�•�..:.:.........�...,....... PPOVOED By AR.LONG l ASSOOlAt E3 — � B1YE° usnv.. 21311.1 3131 a. c W U) ~ _ z Z ' Q ' DECORATIVE FENCE fr t,-+If f� Ld a a TEXTURED PAVING.� cj u yf W Q Q =_ F N ENTRANCE FEATURE - Z W ,4 Z ! 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' � �— '/�_ PAR COURSE STATION < 1 N 1 W � z z ta° ETE ALA _ _ z i - W < \ _ MASONRY WALL W c cr- \ � Z 0 MAIL X TATION PATHWA LIGHT --� 8'gSPHA4T TRAIL WASTE DISPEN R EN OSURE EXISTING FENCING \ \ Q All �• ' JA i (n EVE CR E DR r w a U V u Z z O m 11Y CL B' LANDSCAPE BUFFER! ,{' „ \,� LOPEN FENCING / oltA Coll / p,F��\`` Y \,--EXISTING TREES -- ~ smile Ld uj o cr LLI Plrt cry cr PLAN VIEW FRONT ELEVATION FCL WASTE DISPENSER ENCLOS ' Z a Q Wr w Z V) w ° __-H'�t'O�RElt1f M'ca0 JD QC R,� Ly sen er` jI .rr(It1Lld!IE�!GI!(�'7ir iCc TI.L C.',I,kC 2.g .� ARBOR CREEK _E__ _rvscw.er.me wcrr s�urm _ _ - -. -r!i•SS�h Cr,+,1F!5111?N 5;;1iif/_$ F- m ! i �,� 11 i 1�,�- i j.:. '�'�I i f. a( iTALi� C°i' t ±F.•G.-'- O ENTRANCE FEATURE ;n o o I phc(.iCPt 0;; 10 6"ei•1 it}2 _•- `r�r [�G`\9.,, - _ �_-_ _. - _ __—__� 1 '`:':IJCU:Ce C'-DJ`rt 6!"•� >�r ii:` W UZ 1'I �: +i ,_,._.,....a..�•ti�.,.., --.�._..., � fl9�:ccc� cLF,f1/f 11 m o �; �, Or P.L•.G_5LA6. ( — IX4 1RIN S',;itl?. R! Q fro ef- P ''� FRONT _f.n"c.a. _ \ Lryy2 rip NT VIE -f— - V I 1'rm !n Es- rip-L:„_rc�:tl,-p c•ry-E _ �p ;C I!! ou r51 iL r •C ALL LIPr*pi fi L_ mo .y G9 o!IL.I it r o — "rr to Al f' PROJECT DIRECTORY — MAIL BOX STATION 1— I_ w • 1 llNl/NNw6- G !L RV / I l N.fN/NSiY.�/fYgvM v . I Q Y LI6UT Fll(TURl::NBTCIILK _. _._ —_ Z h 11,Np5GRPGR MCIDELw BB7-0 /SG� (FfWrt,WW- L16NTIN6 yy1; (RINiLE•WW V�.•.1P) nu.wzw rn er w,k nc W 'S 0, Z` m.wia..• ru tUT6 < DINT... FJ[ 6D feTl��f Q N p } . I NET✓aLfUT ELdOK � _ _—__ = e•1�.��.µ��vpp ar W K/YItC 8 AW-WO _ F ..I �:,„,.ryp,l faYYtA ZC�j TSI�t6 YMi z 5 I u�t`�uv.Ewe xmw TI� di,n c.a6•v'.— W < .{T.�bff-I. _ W_ _ tit 'L 3RAY I JILY.T10"Box _ ~ •• TO M4'ETTAIL/N-+�-" r L �C•ONWIT _ I Wore leer DM�f f I 1 RN NIe a��" 1/IO'RYM/M1,lLt O\ •�_.._. .....__........ PLAN VIEW STREET LIGHT PATHWAY LIGHT x �vrs ms /46'6L1X L a+Au.4 71ct+ �. ro'trcwn nNU. ...o w.,l. W Q cc U U MIrinlds. ri".."T°"` U Z O m 2 T mo LALIPNCII'FX: 1 _ HIeCELL f 30a 14 _ _ _ t•4 I �,Iw�ierweo m M4TTE v- �� J I~ i. LTi Imu°oIJ-a --� UATTIUBFD'1JI�oP.. ~f— �✓LS to_lsf-wa e n�cr -' ��" ,•a3uyNCdi i�rs -LLxlC-h rev_ --- - - ._.;{ —Z•D oaulo ,v4c"8Yx r--pIN151}6RALE ~ ,..�_� _.•-1 't 1, - ^v v �',.--{y SECTION A-A, 111111 ,E--ccawrt ' I �Ot� �-�•s•. 1111— L911W ELFL'fKl''N- SERVICE I . IM:,AL L ELECTKIr.AL E,7F1t�.O (—,I . 1:5MLL.ATIOy � \:".:1W&W SOLAR TREWS DETAIL. SF{41:L MEET N.E.C. S GONFCRN TD VvIitCYAL C27DE5 ,vs. LLe,.�iC�.ti-4Er :a.a'crx:ur:, IY.';E 41!WiK Y.fIJfICATIL"!S Vjq,X NELE�a'.RY FOIZ WF-F -LAP 5 EXERCISE STATION SIGN coMcn->ENT avort nEmtivio&UFN rat sNFm FLOOD LIGHT .� -XLEcTION.„M)6TOR c9,1XL rM!`Y LANDeGIFe Azr,ITrzT Mt fOK• REVIEW If lIGL1fY-AtlorK RF^�P�o FR!cR To caf�iw.�11GV. oI 6 s.«•, .mss w r=t 1 Z= 1 01 Iii• �,I� I I ...oar..i 'n. �R,c .es W i � II .o w• . POOL FENCING O(D rPOOL GATE: � uc..rn wmv w DECORATIVE FENCE POSIT' ,J OASONRY WALL � CO Q j �`TW HTS 1 f • �ol�dTnlE FFNCe-�S�cT�Ot� . • Hn • FtNCO f SITE A R B 0 R CREEK ); ' _ CITY OF DUBLIN CALIFORNIA 4 Location Map IV , A � SHEET INDEX IA 1*j o f � ' / Cove,C o./eET b ree ��i ]. NOTES ANO OETA/L7 ��` 9 �,..a....c en...c.. . ✓ 8 ! I' ~ I } "N/?V GRAQ/N4-NQl7H NN(F 1 F/N/?V G"LYN e.-?DUTN NA(l ,� ` ,• /y pS�Q I 4 NT/L/TY PLAN --1 NALF uT/L 17Y cLAN - 15QU77jYALF f ip: :5 ,I ! e uT/L/7Y FRAF/LGS .P/X/f./LtAQ'N4 iTi1N /� r 9 11 '�i � II III b uo9e SEiTiM9-yN'.fN.•aw.OD\D • SOIL ,r.-w.,[�xz��rs _ ___1 r_ .: •• I I TE<RA 5Ef.NCAI/MG. • .+c�c:.er�,5�e lAULT TavG , - _ _ ___ _ ------ ! __ /31D M.tfN fOUR71/O7. 9�NAOe v. 0 5 3 z ! 4- }9 4- N }a » ei I REVISIO . W e 7 r SUBJECT TO wl Avvaovats u au5ur-rnr,uwovxyevicE15 0r5 Rb7 TYP ICAL SELT/ON- 3AN RAMOA/ ROAD R z y— S A N R A M O N e/DC xre.c[<.r Q �• iiei:ruts « I a•wcr.we� '�" CITY OF DUgL/N S wcrl wa� )'wcr�•M I[ • v ' RECiIVC0.ti TYP/CAL SECTION-PARk1Afa STALLS _ TYPICAL PR/VATS STREET: TYP ICAL EN N TRACE T STREE ., Nov 231 c J' crFw7 a.�em A V E-FZ N4 -D I v R V 130 -9 '31 3 134 351 1 36 'it r.r. I J.0 It N z 1 1. 3" PAD lsxr / ` j �"� tai I J % � +' 3 �� \ �� . ! \ — —�'':. ; i �'� +1 �. a PAD 370.• SP tl PRRIMINARY �;R I N T -7� SUBJECI TO REVISION ui rcH LIFE CIA MATCH LINE a t 1. �r' — •n — ¢�/, e_ ae v• ,'F i{. c-' t +:• o, CIO ar CV _�• i �rl/ • •�� I .o Y F/N 47 f3��,' �„'x d� _� �•i I. Utz tn 77tH .ant r - MC lll.D - `•r\*• ' Y-b[� y ``� �;��• . `� � l7i1 rrl7rD • � ��•��,��� ;° " .�', __1'i„ � PRELIMINARY y w17Lt Pb l7L t� 371.1 " i. a• i v.D 371e . °� �� EVISION SUBIECT TO R Y lr'e ULMgmes S l714 1 _ -I�•" "/• `^ /'^ ��'( ,} l I I LL Of A If I _ I t a 1 r' .:m — t � tt z 1• . � d� II IIIP'" I 7 - _ z - 7 e K igMYMNUIWIMW �ki��Nl�luN FAMILY ` P DR E ER DINING LIVING -A 7i Onj BEDROOM., • 1 �� _ r� �..A.IINa.O: ON Wll a0� Ii .� l� '♦ •� -own 11 House PLAN 8420 CIIIIIIIIIIIII RED MOLTZ AM RED MOLTZ AND ASSOCIATES RESERVES M OR ITS COMMONLAW COVYRIGHT TO THE PRELWOCARY AND OR FOCAL DESIGN CONTENT AND THE USE OF SAME WOHOC THESE DRAWOCGS OR FLANS a I I EDRL Or O_M 'CI �B EuLDT.RLL OOM M5!4A<SCT<KEG R p� BA BEDROOM BA F° ®� I I I I A. L-T-BEDR lz MASTER_ ° �I I I I ^-- I s Ihbf2:cteu 7^. I I I II Lim- H..of II I Iowa+Eloo+ I I ————� -- i 640 e.f. 446 t.f. t 1- I I PLAN 8430 PLAN 8410 j I I I x-5-34 I I I I -- I j I I I I I I I I I O17 BY J.M.H.9 INC. 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I 1r� IiIiIII�II -ILr�h. ill Willl .�MIII 'I111':i�w i I I�al __. ivv n.� ' IIII ::�I �. ♦ I��L I It.a `lc�19[ Y I I - y': ��I� � � �� - oft T:— yl EROSION '._�.,I �I aill II 1 "� :.:L II III I''-Id I,'} -:' L,',11lffi HIP Jlllill'I -� 6 P! �I J'.I'.,11 ILUI,r�_ .. .: n I � VIA 1 ! ��I�. I �.'ll�1,=--:���fifi■-'��►� III�III — • •- ''. gm !� 11011111 ' v,�d�! .w� i . nl ru r1.. i Iualilrn!du„!ltli,,� ,,,s r ,� Illi!illllitllll:: I Inunnu vn Vlil � _ _: ... _ - � � ��� �- i WTI 1 u1 uul I 1111 111 ull uiu � - - i I I�_��,•� :`y■�1'�11111111 I,I;I �Ililllll�l�l� � s. � 1 1•p�. i— ' I STAINED FASCIA A BARGE. 11TAIRED BID a WOOD SHAKES co n = 0 CIF CONDOMINIUMS END ELEVATION -+D O BACKUP STOWNAE L L FIELDSTONE PATTERN 'WALL ^. UNCO URSED r 1 TIES RECOMMENCED IN SOME _.'. CASES, E.G., LIMESTONE) jwg OED ❑ o - = i BACKUP WALL- �C7 i 1 SCRATCH COAT ER UNCOURSED LEOGEROCK PATTERN THIN VENEERED WALL I BACKUP WALL I O O O� OQ I WATCR PROOFING , ❑❑ �❑ SLUSH FILL ❑❑ OD O❑� ❑ � NONCORROSIVE 1 CORRUGATED TIE r l 60LIC VENEERED WALL I UNCOURSED" WEB WALL OR MOSAIC PATTERN BACKUP WALL �❑❑��CD AIRSPACE -� © G ❑ � D NONCORROSIVE ('--� ❑^Q L__Ja0 CORRUGATED TIE ❑ 'IIJ/I O 0 CAVITY VENEERED WALL UNCOURSED ROUGHLY SQUARED PATTERN TY PI CAL WALL SECTIONS RUBBLE STONE MASONRY PATTERNS—ELEVATIONS GENERAL NOTES All ties and anchors must be made of noncorrosive material. Chromium-nickel stainless steel types I 302 and 304 and eraydo alloy zinc are the most resistant to corrosion and staining. Hot dipped galvanized is widely used, but is not as resistant, hence is prohibited by some building codes.Copper, brass,and bronze will stain under some conditions. Local building codes often govern the types of metal that may be used for stone anchors. Nonstaining cement mortar should be used on porous and light colored stones. At all corners use extra ties and, when possible,larger stones.Joints are Usually'/z to 1'/s in,for rough work and 3/a to 3/4 in,for Ashlar, ATTACrj T. /� g'7Z