HomeMy WebLinkAboutItem 5.1 Kaufman & Broad Rezone Adopt Ord (2) .Y
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 11, 1985
SUBJECT: PUBLIC HEARING
PA 84-076 Kaufman and Broad Single
Family Prezoning - Adoption of Ordinance
EXHIBITS ATTACHED: 1) Exhibit A Draft Ordinance Amending
Zoning Ordinance
2 ) Exhibit B Resolution establishing
revised general
provisions for a Planned
Development Prezoning
Concerning PA 84-076
Kaufman & Broad Single
Family Prezoning and
Annexation Application
with Attachment B-1.
3 ) Elevations of three model homes
4 ) Tentative Map Tract 4859
RECOMMENDATION: 1 - Open public hearing and hear Staff
presentation
2 - Take testimony from applicant and
the public
3 - Question Staff, applicant and the
public
4 - Close public hearing and deliberate
5 - Adopt resolution establishing
revised general provisions
6 - Waive second reading and adopt
ordinance
FINANCIAL STATEMENT: None
DESCRIPTION: On January 14 , 1985, the City Council
adopted a resolution approving the Kaufman and Broad Single
Family Prezoning and introduced an Ordinance amending the Zoning
Ordinance . The City Council included a Site Development Review
condition as part of the Planned Development Prezoning.
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ITEM NO. COPIES TO:
Kaufman & Broad
On January 28, 1985, the City Council indicated their desire to
review the architecture of the proposed units prior to acting on
the ordinance.
Before an analysis of the architecture is given, it is important
to clarify several points raised at the previous City Council
meeting.
First, except for the three models currently being constructed
along Silvergate Drive northwest of Estrella Court, no plot plan
approval had been given at the time of the January 28, 1985 City
Council meeting. Since then, Kaufman & Broad has submitted the
plot plans for 35 of the lots within the City and the 33 lots in
the annexation area. Staff has completed its review of the plot
plans requesting minor modifications by the developer.
Second, the City Engineer has approved grading plans for Tracts
4943 , 4991, and 5003 (See Exhibit 4 ) .
Third, the applicant has submitted building permit applications
for 38 lots within Tract 4991; this tract is located entirely
within the City. At this time, none of the building permits have
been issued.
Kaufman & Broad is proposing to construct three models (2322 ,
2332 , and 2342 ) within Tracts 4943 , 4991 and 5003 . The living
area within model 2322 is 1, 439 sq. ft, 2332 is 1, 655 sq. ft. and
2342 is 1, 981 sq. ft. with an option of 2 , 251 sq. ft. Models
2322 and 2332 are single story units , where 2342 is a two story
structure . There are several variations of each model, including
elevation changes, two or three car garages and split building
pads ( side, uphill and downhill splits) . Listed on the next two
pages is a chart which indicates the model variations : (A color
and materials board will be available at the City Council
meeting) .
MODEL STORIES: SIDING MATERIAL SIDING MATERIAL ROOF FORM; SIDE, UPHILL AND FLAT BUILDING PAD 3 - CAR GARAGE OPTION
LIVING AREA FRONT ELEVATION SIDE & REAR ELEVATION ROOFING DOWNHILL SPLITS
MATERIAL
2322 A One-story shingles, lap stucco shed; yes yes yes
1,439 sq. ft. siding & cement tile
stuccostone
B One-story lap, channel stucco shed; yes yes yes
1,439 sq. ft. board & brick cement tile
siding
C One-story stucco and hard stucco shed; yes yes yes
1,439 sq. ft. board plantons cement tile
2332 A One-Story stuccostone, stucco hip & shed; yes yes yes
1,655 sq. ft. driftstone,hard- cement tile
board plantons &
lap siding
B One-Story hardboard planton, stucco shed; yes yes yes
1,655 sq. ft. channelboard,and cement tile
brick siding
C One-Story shingle, stucco stucco shed; yes yes yes
1,655 sq. ft. & hardboard cement tile
plantons
-3-
MODEL STORIES: SIDING MATERIAL SIDING MATERIAL ROOF FORM; SIDE, UPHILL AND FLAT BUILDING PAD 3 - CAR GARAGE OPTION
LIVING AREA FRONT ELEVATION SIDE & REAR E EVATION ROOFING DOWNHILL SPLITS
MATERIAL
2342 A Two-Story lap & brick stucco shed; no yes yes
1,981 sq. ft. siding with cement tile
2,251 sq. ft. hardboard planton
(option)
B Two-Story brick & channel stucco shed; no yes yes
1,981 sq. ft. board siding cement tile
2,251 sq. ft
(option)
C Two-Story stuccostone, stucco shed; no yes yes
1,981 sq. ft. stucco and cement tile
2,251 sq. ft. hardboard planton
(option)
-4-
The three models offer a considerable amount of variation in
architecture as well as split or flat building pad design.
Kaufman & Broad is offering eight different color schemes for the
exterior surfacing material . The colors are generally on the
lighter side, including white, cream,-. and beige. Kaufman & Broad
has agreed to use darker colors in order to blend the houses into
the hillside as much as possible. Lighter colors tend to be much
more reflective than the darker colors and would tend to be very
visible on the hillside when viewed from a distance.
The building official has reviewed the proposed siding materials
and does not foresee any problems with wear or durability.
There are 31 single family lots and a portion of two other single
family lots owned by Kaufman & Broad within the area to be annexed
to the City. Listed below is a breakdown of the model number,
elevation number and building pad description for these 33 lots.
Please note that an "AA" , "BB" and "CC" , elevation in any of the
three models simply refers to that respective elevation along with
a three car garage .
MODEL 2322 (1,439 sq. ft)
- 10 units
- 5 split building pads
- 1 AA elevation
- 2 BB elevation
- 1 CC elevation
- 4 A elevation
- 2 C elevation
MODEL 2332 (1, 655 sq. ft. )
- 8 units
- 5 split building pads
- 3 AA elevation
- 3 BB elevation
- 1 CC elevation
- 1 C elevation
i
MODEL 2"342 (1, 981 sq. ft. ) (2, 251 sq. ft. option)
- 15 units
- 0 split bulding pads
- 6 AA elevation
- 2 BB elevation
- 4 CC elevation
- 2 B elevation
- 1 C elevation
At the present time, there is no indication of how many of the
2342 series will �6 of the larger size, 2 , 251 sq. ft. This will
be determined by he prospective buyer once the model homes open.
-5-
Kaufman & Broad has agreed to make four relatively minor revisions
to lots 59 , 62 , 64 and 66 . Lots 59 and 62 will be modified to
contain a minimum distance of 5 ' of flat area from the garage to
the toe of the slope . Lots 64 and 66 will contain pony walls on
the rear elevation as opposed to pole foundations .
In conclusion, the architecture of the proposed units contain a
considerable variation in design and materials and is of fairly
high quality.
0^DIi1ANCE NO.
i
,A 0RDINANCI, OF TILE CITY OF DUBLIN):4ENQZNG THE ZONING ORDINANCE �
TO PERLMIT THE PREZONING OF REAL PROPERTY LOCATED TO THE WEST OF
THE EXISTING CITY LIMITS
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The City Council of the City of Du'olin does ordain as follows :
Section 1 : Chapter 2 of Title 8 of the Dublin Ordinance
Code is hereby amended in the following manner:
A�»ro:•:imately 12 acres located to the west of the existing city
limits in the vicinity of Silvergat` Drive e::teasion are hereby
prezond to a Planned Development District.
i
E::hibit "B" Fin(fings and General Provision concerning PA 841-07G,
on file with the Dublin Planning Department is hereby adopted as
the regulations for the use, improvement and maintenance of the
property within this District upon annexation to the City.
A map of the area is as follows : /
Osr.Ct \�n 1 - f \
rra
` ;—psi;Sc�+ool _ �'`1.�=—_—=�, �?•",ti��:�.-
4-7,
/_ .'�-� �—•��=+'ice--•���e�✓ �'.
Secticn 2 : This ordinance shall taka effect and be
e.forc2c ( 30 ) da_✓s from and after its passage. Before t-e
e::_iraticn of ( 15 ) days afcer its passage, it shall be pu'-I i-hed
o.ce wit- the names c the Council members voting for and against
the sa:ae and in the T. i-Valley Herald a newspaper publishes i n
Alame,;a County and availa;ole in the City of Dublin
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PASSED A'ND ADOPTZD BY T= CITY CO.UZICIL OF THE CITY OF DUBLI:N
ON THIS TII DAY OF 1985;
J('
none
B I
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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ESTABLISHING REVISED GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT
PREZONING CONCERNING PA 84-076, KAUFMAN AND BROAD SINGLE FAMILY
PREZONING AND ANNEXATION APPLICATION
WHEREAS, Kaufman & Broad submitted an application
requesting the City to prezone and annex approximately 12 acres
generally located west of the existing City limits in the
vicinity of the Silvergate Drive extension; and
WHEREAS, the Planning Commission did hold a public
hearing on December 17 , 1984 and recommended approval and
establishment of findings and General Provisions concerning
PA 84-076 ; and
WHEREAS, the City Council did hold a public hearing on
said application on January 14 , January 28, and February 11,
1985 ; and
WHEREAS, proper notice of said public hearing was
given in all respects as required by law; and
WHEREAS, the Staff report was submitted recommending
that the application be conditionally approved; and
WHEREAS, the City Council did hear and consider all
said reports, recommendations, and testimony as herein set forth;
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
prezoning will be consistent with the future General Plan; and
WHEREAS, should the new prezoning ultimately be
inconsistent with the future General Plan there is little or no
probability that the prezoning will be a detriment to or
interfere with the future General Plan; and
WHEREAS, the City Council finds that the prezoning
will not have a significant environmental impact; and
WHEREAS, the prezoning is appropriate for the subject
property in terms of being compatible to existing land uses in
the area, and will not overburden public services; and
WHEREAS, the pre`zoning 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 the Planned Development Prezoning request subject to the
General Provisions of the 1487th Zoning Unit (Attachment B-1)
with the following exceptions :
1) "Board of Supervisors" shall mean the City Council of the
City of Dublin.
2 ) "Director of Public Works" shall mean the City Engineer of
the City of Dublin.
3 ) "Planning Director" shall mean the Planning Director of the
City of Dublin.
X B1 I
�Nm E3
4 ) "County Planning Department" shall mean the Planning
Department of the City of Dublin.
5) _ "Building Official" shall mean the Building Official of the
City of Dublin.
6) "Alameda County Zoning Ordinance" shall mean the Zoning
Ordinance of the City of Dublin.
7 ) Number 17 of the General Provisions regarding periodic
review of the Planned Development shall be revised as follows to
be more consistent with Section 8-31. 2 of the Zoning Ordinance.
The Planned Development Prezoning shall be subject to review by
the Planning Commission after the expiration of two (2 ) years
from the effective date of the prezoning, if during the two (2 )
year period, construction in accordance with the approved plans
is not commenced. At that time, the Planning Commission may
initiate a public hearing for the purpose of recommending to the
City Council that the Council add General Provisions, modify
existing General Provisions, or eliminate General Provisions.
8) If conflicts arise between those General Provisions and
PA 83-073 , Nielsen Ranch Tentative Map Extension, the conditions
of the tentative map extension shall prevail .
9 ) Prior to issuance of building permits, every structure on
each lot shall be subject to Site Development Review approval .
The Site Development Review shall include architecture.
PASSED, APPROVED AND ADOPTED this 11th day of
February, 1985 .
AYES :
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
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a.'7• ':.ti.'., ..FZAL PRO NS ... _ -
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1478th ZONING UNIT _
July 6, 1981 ' . .. .
1, t_The Final Map of Tract 4359 s�all be filed with the fount Y Recorder o; Alameda
County"prior' io 'commencement of any improvement in the project, with the
exception of grading and improvements related thereto.
-�
2. All conditions of approval for Tract 4859 are incorporated by reference as General
lassificatio �' r__•. ..
ovis ions�of this`rcc „: - :r �=s•
•. n. �✓�''^� 1• ',i:, Cam,_. - :w
Prior 'to 'an• �rading, 'a 'detailed .eonstrtiction;gradiing .plan and soil _erosion_and ,
_J`•.•�: r _!l ' Y•�.S J .•f n._. .•...eJ -• '... - .. .td.✓..:_.. ..'.J...... •1'.�1.`t'.1:4\,• .�
:sedimentation control pl:un prepared by'a'Civil Engineer'in accordance with maps ' :,+`t•;` ;
• _1• '� '� ..•W •,•J.. y. .,1 •.�j� :: .:: +J..,�. t' �a . ..:-1 4,z S,:}�! -1••
and .�` ovisions `of aahis± 'rccIassif ication °arid `the,;groJcctsoils�i and <gcologic y i
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investigation report 'shall bc:ap oved by the Directorof Public=Works.°7Grading '�:. `�rL-t•;�
?fi t'r >:- shall be eompteted in accordance with this plan to the satisfaction of thc'Dire-tor
`:
_- - -- -- o f Public•Wo-rks. " .j Yi' ..'-J"1"°:,,�� : �_,r':_ :c":•r�:��1•:t��'i:.%7.r�:7:'-^.L'C•',.:�- v�•3�:_ >`.'rr,%;5 M-��::i1 L_JY�I,:.C"1!1_I.a1••-::,,,_
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-ilin theaFinal h{a the-following shall be done. -
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of p7 _ _
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a. A landscape,plan, prepared by a registered landscape•architect, shall be
approved by the Planning Director.::. Said plan'shall include' existing irr . •.:.._,,
=.: rly along the creeks; buffering of existing development
preservation, particula
from views of project homes and Iots; drought-resistant plant materials; an
irrigation system; long-term maintenance program for the homeowners
association (including advice on maintenance of drainage facilities)- _
designation of and improvement of plans for park sites; aesthetic treatment ...•_: `; .; :_
of slopes; and shall conform to provisions of the erosion and se_menta::on -..:
control plan required under conditions for Traci 4359.
All landscaping shall be maintained at the developer's expense t,itil -
landscaping has been fully installed and established and final improvements
have been accepted by the Board of Supervisors. Transfer of malnte. a c-
responsibility to the homeowners association or individual homeowners shall .
not occur until requirements of this provision and the landscaping plan are
met.
b. A detailed horticultural report of existing trees to be preserved shall be
approved by the PIanning Director. _ Said report shall be prepared by a
qualified horticultural consultant and shall include, but not be limited to, an
evaluation of trees potentially causing hazards to structures in the project,
measures recommended to substantially reduce or eliminate ham._:rds and
other measures necessary to protect trees during construction.
C_ A homeowners association encompassing all Iots in this project shall bV
formed. CC&Rs for each lot shall be approved by the Planning Director.
CC&as for said Association shall require that:
I) payment of dues and assessments shall b-- both a lien against 2.`'4
assessed Iand and a personal obligation of each property owner;
2) The Association shaII take fee title to Parcel "A" and Parcel "B."
3) The Association maintain all common areas in good repair, Including
drainag'_ and erosion eontrel Improvements, fences, and landscaping.
The Association shall maintain, through an appropriate easeme^t,
drainage facilities to the rear of Lots 80, 81, 83, 115, 116, and 117.
:vc.. ,*;,, +t1T• w � �' I :.'T.�;'''.+.,. �� ?-T, `r.•./::..'1:'pl .r: ��,,C;.1� :t,i• � �.•�rL/'rll + k -t����,a•.:,"•:`':••:S f'jv-^
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r, {EXHIE3IT C GENERAL Pk.�V1SION5 �' ...`'" •,..,..... �.„ t, .ti;,,:•i., '?'.�,:: 7 E%:. . : . .
1478th Zoning Unit ',
�. Page 2
' he 'Association shall kcc the County Planning Department informed of
�) t P
-;.thc 'ClJrrcnt 'name, a ,r�:'
ddress -and ;phone number: of th e -Association's
representative; +r..-'.... ;, .�• -
..official rc , ., •` >.,-�: 1.4., ,a. <� •'f: - .,. .. . . . , .. .
%�'v .4�'a: i1: 't•.•.• T'.'• ,t nl.`•�5 is i.i:, n-'-�.. `.��
5) the'Pacific .Telephone and Telegraph Company,'upon sufficient notice, �.
r- shall be ,�author1zcd .to ;enter .any ;portions'%of Ahc .'units encvcr
L .
rest oration"of any telephone service requires'Isuch entry. -,The Pacific
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Telephone and Telegraph Company shall have thc'right to install, move; :.
remove, or run new lines in or on any portions of the Common Area and
:'the :interior and exterior of units,-:except: where .:undergrounding Is ;
': '' ccquircd
by the `.Subdivision: Ordinancc;`as Is 'neccssary to maintain
elephone service within the subdivision.•''This.provision may not be : .
;;;;amended or terminated without consent of .the'Pacific Telephone and
:•t.:` �: .�. air ;.`�� ..f.n.: _,f:, nrr •i.N Y•..1 .�•r�_)::•--• _
•,I.r Y,"4: ••'\. •,'�•�• ',BTU:'„�-.�... :ri:.l:' i
:•.-;• -;•Tele-ra• h•Com~an .,r,:. _,. .�� } ..,.� �t �• :�,•,.r•_.. -•{::= _ �• :.;-:
.1�.t1::::..r. 1l'%•:�. r)t. ,� .�. �.,.,-J�ri•J:.'•�.. .:.r:,• :t. 't
:11• •.,.r''(•. ':c'_.•Ld:''• •:,,,..h l. -iJ:::" 1+. „ D':,;' .r,!• ..�,r�7 Jam')> .{: _ C'r•:':
�, '�'` -.�' r•?�� l•.......i�:•::�... :•�.�='. ., 1�;.`-^K.. :i••t•t1:c .y''i' . ,•r 17!v'r� 'ty' r"t:• - _ .;'.
wnershi "and maintenance of Parcel "C” shall bc'approved by the
�•�l •:o-. -f•-:.-.� .'S .� .f-!.•4._�y.r. {rG.•L,V7.Li<' <-••;�j•ti '.�;/,�"`"-;��•, 'i:;�tih pt-�V:•i��:.t~it-1 r.`.. r ,j<<��'��i� :'iL
:r,' ,`4�.�'t'.':}... •1t: S rjr ):+tti .,,. ,C('. ? _.v ,.t i:t.:v^4:.'� .f✓J::- 11• �i� .1�::•••'
'�:, :,:...Director. �:, r.•...r,� :�;.���,. ;;.. ,,•``�_'�•��,.`� �. i^1ri ,�, �, "1• �' � _ r;
i.r�'<::r .y .t�G. #, ..x .�. 1•�' `�.;:. •t:H• t`I :t;:1.j.: .,r p. .• '� ;:r',:.:t�te,+�•. ..�},.rlL�'c.•, ��•
., .'i;� :..,•:t:, 't� :�.=" .rt,S:..r. J ' t"e?.tl..J CY-.`34a 1d �' �'- tC t,=%1,.�i..., �,.,a,r :,,.t. f.. .�.^.. :j..
1-„•:3��r...� 77 .;, r ,'�t ��': ,;,•,„, ;Z', �.:.?••�.�, - _:,i,.::;
•,.,.7,: ri'•�y.. .t::l•-.�.t. 1!..4� '�.� ? ..r�; Y,L'• 5;141 •=Y:`Z' X11'7�� �. y= � ♦ ;�'r , =/,6 , ..• ,�- :...:',.ti^.;'{
a1' I:f r..••�5•..���nC ,t�i ,_ ,'.^,i ,`. t +r'•.y .t. U• r .r t i�j='+'•: `3'�1” "�'%:
ci!" ni:i-'yW7J. � . .as�•� ��
%. : "t'•= :' >= =e: -iyA rprogram'shall -be submitted byK developer and approved b the.Director of �'��•...
.rr.._,,...��•" -e•••--w-.._... •+,..Jtia�..•nw�-^<•+eP' y'�_.rd - - .rt....J��7: ';�:.'A7S1`p
'L Public:Norks-to mitigate traffic impacts on San Ramon Road near- ilvergate
Z.-- Drive: �Sai pro
gram -,w! =a :minimum include;contribution to a .traffic
tersection"'and. mentJorpm rovement of the intersection •;-.�_ �;:-,;:,r:_�
jnala'tthe`-in pa,
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- P.� r"` •�zrw�,4:'r sl�ia=tic r.. ,1_l.�t
- :a. -�`f_• _ - -_+�-_..• 'i�:L.`...T.« .Z-.�••"�'r�3'_t�_':'.a-`�l�?:c•?(:�t i•S�%.s<. .�i'"-r•_._t`. rrTi,^'�;a-..: +; ���,w.v�,it: '
eometrlcs..'r:'•.a�- ::f'.r.- -X xr�a•'c . !:arm_ �_��y i-,ZL te.'.
5. Prior to issuance of Building Permits,'the shall be done:_ - — -
_ _ :�..._ _ a;•!1:1,:
• ... ._ •t:':: :.5.� _ ._ tip-' _
a. _'Developer :shall •submit :'fot' PIanning=.Director-:ap'proval :a -program :for
incorporation of passive solar design features in homes to be built on subject :7";!`,
lots to the maximum practical extent. 'Such features may include, but are not . —._r:� ,._.
limited to: house-to-lot orientation (minor axis within 22.5 of true south};
maximization of southfacing glass; overhang or awnings on south windows and
exposures; deciduous trees providing summer shade on south, scuthcast, or ,.:.:,:;:._;.�
southwest facades (15 gal. minimum); and provision of heat collectors (such as
concrete floors or water-filled container walls).
b. The project shall be designed to the satisfaction of the Building Official to .
facilitate the current or later addition of solar hot water systems, as follows:
1) Construction plans shall designate the location on the roof for the
necessary number of collectors to achieve 60% solar dependency in an
area iree of plumbing or heating vents or other obstructions and with a
structural capacity to support the collectors;
1 2) Construction plans shall designate"the Iocation in each building for an
appropriately sized hot water storage tank or tanks;
3) Project plans shall include installation of thl following: .----.'*-.-:,.- 7
a) Mounting brackets attached to the roof structure to facilitate Iate:
installation of collectors without cutting roof membrane; _
b) Properly-sized piping between the storage tank locatior•(s), the • .
collector location and the location of the backup hot-water heate
C) Properly sized electrical conduit and pull wire between the storage
tank location(s), collector locations and the location of the backup
hot-water heater to facilitate later installation of sensor wit e;;
d) Properly sized elect,lc:al out?et at V' e stcrage tank Iccation to
provide power for eircul.atcxy pimps;
e) One model home with a fully operational solar hot water sy stern;
7.'W--Zk -:1 1-7
IC4
j,ls� �If r
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EXHIBIT C -!'GENERAL PROYISIONS
478th Zoning Unit
3
D
a ase
ments to ass&r c*that
achlot'shallhav
e
c Ctto
`;the right to receive sunlight across adjacent parccls"In'61 s projeC
casements are to
he designed by the•i6bdivider and approved
'Plan ng ircctor.
.b th Di
n 1
ems shall be 0' -s an optional improvement.
Solar J)oy'�ialcr syst offered to buyers a
6.
Ji
Final design drawings and improvement plans shall be f6llowed during development
.- 6
:'and f truction,'unlC55 changes are authorized pursuant to Gencral.P.rovision
.-""*
8. Prior to occu ancy of each unit groups of units, the following shall b--- done:
or
p
"A
'wi h-recommendations
`�;,Shall I>c ,tomp• et*�d ;ln'.compliance .-, it
., ,;Prbjcct !,.grading
y jh6'.Dire'c1or'of
Ind geo ogic repo
as ipl5roved.1
_�Wg�ihal I be�-6onc
w ic is
'Made a 'part of this apprc
Soils Engineer'Nvho shall,.up'o
-A 1_.T
f th _n its.completion,
'the,supervisionp �_' C
&t
icia
re or
VS_6b�iit"a declaration o sucn.COMF .,, 0
f )liant6 ,lo the Building'Off
Cz
of PubUc'-.Works:-'n-.J i. �j�
l."Officia '
I �rom:the' as
`Provi��-evidence the Building
'o Energy'.I�:
V*W. iy-PG&E'��requiremeniiltoif :; `i�.
h -!meet
at
Progra
M.
onservation Home
.-C
ter to the Building-,!-...The Project Architect or Civil Engineer shall provide a let
c. ':'.ih6wer hcads, faucets and _Z...
rvant toilets,
Official stating that water conse
automatic dishwashers with low flow cycles have been installed in the units.
Q Prior 1o' cccupancy of the las-, 5 units in any*phase of the project ,for which' a
separate Final Map is filed, the following shall be done:
a. Project. Civil Engineer shall provide a letter or letters to the Building Official
stating that the project, as built, complies with plans and proviso Of this
District. Said letter or le-,-.e,s shall contain a report accompanied, by a map
indicating any authorized changes pursuant to General Provision 10-
installed in compliance with the plans required in
b. Landscaping shall have been
General Provision 4a.
10. During the construction stage of the project, changes in the PrOYNOM Of the
approved Land Use and Development Plan and beyond those required under
may be authorized through Zoning Approval to
provisions contained in Exhibit B, .:J
the following extent:
a. Grade: Grades on the construction grading plan may be changed a maximum
of T
ow;j on the grading plan in Exhibit B.
T-37 ce from those sh
b. Plant Materials: One variety of plant materials may be substituted for
anot r of _51mlar size and characteristics.
C_ Landscape Features: Arbors, mounds, benches, fences, and other landscape
Tc_a_tu_re_sm`ay_ aed or modified in design, location and materials.
If the requirements of the approved plan a-re specified as minimum Or maximum,
said minimums or maximums shall not be exceeded. Any other change may be
permitted to the extent and in the manner specified under Section '194-31.13 Of the
Alameda County Zoning Ordinance. All -structure-, and roadways Must b-- contained
_1,,11t_or_wa boundari, _
respectively within lot and t
�T...S• ;t.,��!?i�.i.;,mot`; ,,.:7J,Yiy;i1.:'4 C:"'i''l' .J'�C' •/A}i.'��l�i•li -. 'l, �\. 'rjt .i • �.i_-.G �s .,;•::•,..
N't e },ti• 1 �`:•`,'kri.• :v t', 'itii:'1•... .Ctar,. `• '• ..i '"t_r,;.:;::.an v/;�y Yl!._ '.Y..�J!Y•:1.
{r:� : '� tL ', .T .nj;' r )' 11'11:u.•,�,v _'.i-('.�.'t.,, .'�,',L.F�� 'r'J•»<.r'i..• 1.91, ` '�5.! '�.�t � T �'•'�,:•NI•r ,,,._r.•��,.'•.,r,,
V• �• T r' .z rx��l ,n vvV �.t',:. r.:�• �'r`_ p�� , e.T s•. s rr ` -J
'����'•* '1 Mlt•lt:; ",,;:''��, :R'.1;.7F' •'.a...,L�'.,._ :..•".,.,ti '.l';+:�:�.J.. 'kjt'-,•J'-',; _ 't.ti� Ir:b r.•., �y i
: .EXHIBIT C ' 'GENERAL PROVISIONS
147./8th Zoning Unit
;.�1•;• ;f ..ti• _ ; .j'.:i�' �.ir:• fit'•
'' .11.'- Afto the project t�is been"complctcd, 'arid subject to observing any minimum- and
maximumdimcri'sions s cificd in the approved plan: :,;:,•;: ;;:;.r • ,'ct;
Pc
r •a. `.In the common areas, plant materials, arbors;icnces,`paving materials, and
similar landscape features may�'be.`addcd, replaced or•dcictcd.
'' b_ Ariy construction, ''repair 'or replacement which would occur in the normal
course of maintenance of the common areas as-the 'project matures may
occur subject to the securing of any permits 'or paying fees required by other -:
ordinance._
•' t'' 'tied to the, extent and in the manner s ificd ,,.�.;
Any other ;d�angcsJmay be Perms pcc
-de' iio '8- .18 of the Alameda County ZoningOrdinanee: ;*g'.
un r Sec n 31 _ _ _in
'I. r: :'l:._ ,L^,_i..� 1:.'C k�': -Ji;ir.::' :7" :>° 'lip•`:.- \. .\ b. .r .1„ _tY. ?a.
ii .,� T' \' i• 1.:1 Cam•. :L'. - I'._r^ "•li. ��Fi -1^ :f,•\•1.(;L'•
-./n •/ _ yy.._.. .(('1 ��y _'t.. .�.. •-•Y..! _._ firs..!' !::''I:el:•r1ri:�yV..:i. _,` ..,,• :
rr: --1',With 'o of ..the-followin .site 'arca're uirements,'�lots 'designat�d Sor.
!' '12. With the •czccpti n g• 9 .,.. •,,.
family :-" hall be subject�ao an and all restrictions-of
dwellings s ) Y
• •.l'...iy �1:.;. tin Y mow. .y .A•..n :. .. •� r 7•� -`�.r:-• _Iti A:^1 a' _��._. . .r -�_ I.
Count Zoning Ordinance periaining to'the R-1-B-E r{7,000 sq• tt. muumum lo�trT''�+sizc) �aa r`; ^:;y:(•
c:�l'''• il:G..i, "�' F Dt_ �\(t;u� I�•N,
• �.i.,-.rc No`s l�'� +•'� .::.� ?S fir_' .JI. 7�r• �"..+.!'+{ ri,a Irk_ '�> :! , '.' v.. ,a::• .. �ti•::
-•District. �i^`:�_-.-w-••rt• .:f.. :v. ,:.�.>.u....�. �: bF�".__. Si�► tf:.i. r._ ':� µ'
_ ?:_h!A�.-!-�1'-N`ro+,vn ]�+;..•'+•1. \.J `�Y ^��:::�'r::_ ..T:..v �.:.ill..::
•1:,?i'•- ;'q:i` ':'1r.1.: :,.�:_t::t::t J:. .•:l:a1.•t JY:SA:'tel':� %:1�rr::.TR^r:+J':�y?•r,;..:ry i:•;v%<il'ji' ti 1�-+ql_,�.C'�L -,'l .dt.ea.*;4$'. }",f•V^.-I:J G!K.. :..�-'tl,� +
_-._>.._._ .LJ ::,::1_.w.:J.-�;:as'i��i-a::., r:.i:.�:.,:,v:.'.�=::1=`•f)..� _moo^::."'i;•�_ :=j:::' •`., `•
'K= - - :�= •'•.r l'v--:::.'�J.: Via.v-.:�;c;`.. -� - _ :ri%:/f•-.`_ ,;z-� �S;
_ - -0 feet -
_ _Median Lot Width' 7
- -=',�_'; ....,_� -i`a=.err•:,�^ ;•nY_.�...
^I _ci_• 7f--:vas. i v-r- __ __-'"F`-' �,a .,v. -__ _ .L- _- _
..•�.. _ .:i::: •:?�..� n:. ,1+.•':.7:::1': -'^..C.u:v -:y,..µ_; .+�-4r:`.riTl.','1'--'..'1=:�-....."Y••t!•�. +-',�:.'Y..�r i - -'-`i.._r,:�.=.J.!',=:•".-'=•
,- - '- ='a: mot: - ..r.:•::- =,r�S =1_. +,--•�=-'•��' _ _ _
r _ _.-Lr�:11_ `r.l'•.�� �_ .I�� t» ��.�Y-.•n,_ -:r�. _ _,.e..-r-.}... .�:.Y!n•i•+� rr:� ';c:�`-•:�!
- ate width of at least 15 feet for each lot,'minimu -
fib. e Yard -`Aggrcg m S.':T. _ J
13. ... .Every dwelling or accessory structure proposed within Lots 262 and 263 (townho�e_ ;.,. ::•'
areas) shall be subject to Site Development Review.:Buffering and othe'r'-means
-,:shall be employed to limit intrusion upon and preserve privacy of existing adjacent
residents. .. - .
14. No dwellings or structures shall be constructed .within 20 feet of the existing - _ -
natural creeks tops of banks or artificial tops of creek banks created by-grading.
No fill shall be placed on existing natural banks of Martin Creek or Clark Carryon
Creek,
15. The 25' access easement at the southerly boundary of the property shall not Ire a ; ..
maintenance or other responsibility of homeowners in this property. Location and
design of this easement shall be approved.by the Planning Director prior_to filing
any Final Map.
16. Reclassification of the area within the Agricultural Preserve is contingent upon, ._
approval by the Board of Super visors of an exchange of an equal area to 1>-- .placed ,
in the Preserve.
17. Prior to June 1, 1933, and approximately every 2-1/2 years thereafter until .
completion of all construction, the Planning Director will review these General
Provisions and report to the Plariiung Commission. The Planning Commission may,
'} for cause, initiate a public hearing for the purpose of recommending to the Board
ard add Provisions, modify existing Provisions, or
of Supervisors that the Bo _ .
i eliminate Provisions at that time. _
13. Prior to Planning Commission approval of a Tentative Map for the project, further _
geological investigation shall be conducted to the satisfaction of the Building
Official to determine that no hazards to proposed structures for human occupanef
exist on the site. Subsequent modifications to the band use and development plan
based on said geologic investigation may be approved by the Planning Director a:id
become a part of "Exhibit B."
f