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HomeMy WebLinkAboutItem 6.1 Villages at Alamo Creek PA 85-041 (2) AGENDA STATEMENT CITY COUNCIL MEETING DATE: April 14, 1986 SUBJECT: PA 85-041.1 & .2 Villages at Alamo Creek - Rafanelli & Nahas Real Estate Development Planned Development (PD) Rezoning and Subdivision Map (Tentative Map 5511) requests for a planned development with 1,165 proposed residential dwelling units, a convenience food store, a five-plus acre neighborhood park site and common open space parcels involving 135+ acre property located along Dougherty Road in the northeast corner of the City of Dublin. EXHIBITS ATTACHED: A - Draft Ordinance amending Zoning Ordinance. Background Attachments: 1 - City Council Resolution approving Planned Development (PD) Rezoning 2 - Revised Memorandum from the City Manager regarding Villages At Alamo Creek Development and Park Dedication;Proposal RECOMMENDATION: 'G � 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 - Waive second reading and adopt Ordinance. FINANCIAL STATEMENT: None DESCRIPTION: On March 24, 1986, the City Council adopted a Resolution approving the Villages at Alamo Creek - Rafanelli & Nahas Real Estate Planned Development - Rezoning request and introduced an Ordinance amending the Zoning Ordinance. The application involves 1,165 dwelling units on 135+ acres. Staff recommends that the City Council waive the second reading and adopt the Ordinance (Exhibit A). ------------------------------------------------------------------------------ COPIES TO: Applicant Owner ITEM N0, s PA FILE 86-041 ORDINANCE NO. '.xti':.= ~.•:�. �: -'. AN °ORDINA'NCE: OF—TH�a-CITY 'O-F:-DUBItIN AMENDING -•ZONIN(l 'ORDINANCE ""•r y;I� TO PERMIT THE PREZONING OF REAL PROPERTY LOCATED GENERALLY SOUTHWEST OF THE EXISTING CITY LIMITS The Council of the City of Dublin does ordain as follows : SECTION I : Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner : Approximately 135 acres located in the northeastern corner of the City, consisting of Parcels 1 through 4 of Parcel Map No. 4575 and fronting along a section of the west side of Dougherty Road, extending southerly from the County/City line, for a distance of approximately 4, 200 feet, are hereby rezoned to the Planned Development (PD) District; and PA 85-041 ( . 1 and . 2 ) Villages at Alamo Creek -- Rafanelli and Nahas Real Estate Development , California, Inc. , as shown on Exhibit A (Mitigated Negative Declaration of Environmental Significance) , Exhibit B (Approval, Findings and General Provisions of the Planned Development (PD) Rezoning) , Exhibit C (Resolution regarding Tentative Map 5511 ) on file with the City of Dublin Planning Department, are hereby adopted as regulations for the future use, improvement, and maintenance of the property within this district . A map of the area is as follows : - t Q ' j� -7 D ���� o - 2W--� ,-�- - ,rya.. -00 300 EXmffl11%1T I0N I iTh-is -Ordinance ,aha:l1 take.' effect--an-d..-be in!-fot-ce1'ft-tri'r-ty ( 3q ) days from and after the date of its passage. Before the expiration of fifteen ( 15 ) days after its passage, it shall be published once with the name of the Councilmembers voting for and against the same in The Herald, a newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED by the City. Council of the City of Dublin on this th day of , . 1986 , by the following votes : AYES : NOES : ABSENT: Mayor ATTEST: City Clerk 3 -2- RESOLUTION NO. 31-86 A RESOLUTION OF THE CITY COUNCIL OF THE CITY. OF DUBLIN APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONING CONCERNING PA 85-041.1 VILLAGES AT ALAMO CREEK - RAFANELLI AND NAHAS REAL ESTATE DEVELOPMENT WHEREAS, Rafanelli and Nahas Real Estate Development is requesting the City rezone approximately 135 acres lying in the northeast corner of the City, to a Planned Development (PD) District for a planned residential/ commercial development of 1,165 dwelling units .(including 1,019 multiple family residential units and .146 lots for future development of single family residential detached units), a five-plus acre neighborhood park site, a 9,000+ square foot commercial site for .future development as a convenience store, and common open space parcels; and WHEREAS, the Planning Commission did review the project at a series of public hearings beginning with a noticed public hearing on February 18, 1986, and concluding with a public hearing on March 17, 1986, at which time the Planning Commission adopted Resolution No. 86-014 recommending . approval of the Planned Development (PD) Rezoning request, PA 85-041.1; and WHEREAS, proper notice of this request was given in all respects as required by law for the Planning Commission hearings and the March 24, 1986, City Council public hearing; and WHEREAS, the Staff Report was submitted recommending that.the application .be approved subject to conditions prepared by Staff and reflected in Planning Commission Resolution No. 86-014; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony as herein set forth; and WHEREAS, the City Council reversed with the Planning Commission's recommendations regarding the proposed residential product type and density of Village VII, determining that retention of the proposed Multiple Family Residential, 12.75+ dwelling units per Gross Residential Acre Development Standard for Village VII, when considered in conjunction with the proposed 146-lot Single Family Residential development proposed in Village VI, was not in conflict with the City's General Plan Policy Guidelines that call for the avoidance of economic segregation by City sector, and specifically call for some of the units approved in the subject property to be single family residential-detached units; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the Rezoning and Tentative Map requests (City Council Resolution No. 30-86); and WHEREAS, the City Council finds that the proposed rezoning, as modified, is consistent with the City General Plan and Policies; and WHEREAS, the City Council finds that the proposed rezoning will not have a significant environmental impact; and WITEREAS, the rezoning, as modified, 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 '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; and , WHEREAS, there is .little or no probability that the rezoning, as modified, will be a detriment to, or interfere.with, the City's General Plan; ,A HMEKT:1 . T; `C +'t'_ :r.•- _ _ fr. _ t` ` t, :ro •� dT,.1"'i.�r-a 'F:_ ca ,Y ip, -^� T" ,fit - NOW, THEREFORE, BE IT RESOLVED THAT THE City Council hereby approves the Planned Development (PD) Rezoning request PA 85-041.1 subject to the following Conditions of Approval. CONDITIONS OF APPROVAL PA 85-041.1 GENERAL PROVISIONS 1. This approval is for a mixed use planned residential-commercial development of single family and multiple family dwelling units and as a small convenience store. Development shall be generally consistent with the following submittals, modified to conform with Conditions of Approval outlined below. Unit Counts in the respective Villages may vary from the numbers initially proposed by a maximum of 5%, as long as the unit total does not exceed the aggregate total indicated by the referenced plan submittals. A. Revised Illustrative Development Plan - Composite Plan - Proposed by Anthony M. Guzzardo and Associates, Inc. , dated received February 3, 1986. B. The Villages at Alamo Creek Tentative Map - Prepared by Tetrad Engineering, Inc. , dated received July 31, 1985. C. The Villages at Alamo Creek -. Villages 1-5 - Preliminary Floor Plans and Building Elevations, consisting of 12 sheets, prepared by Backen, Arrigoni and Ross, Inc. , dated received July 31, 1985. D. Alamo Creek: Village VI - Dublin, CA - Preliminary Site Plan and Building Elevations, consisting of four sheets, prepared by Aram,_ Bassenian And Associates, Inc. , dated received- January 27, 1986- E. . The Villages at Alamo Creek - Landscape Plan- Typical Unit ` Cluster and Recreation Center, Schematic .Park Plans and Site _ Sections -. Consisting of five sheets, prepared by .Anthony M. Guzzardo and Associates, Inc. ;. dated June 14, 1985. F. Proposed Alamo Creek Improvements, Amador Valley Boulevard to Contra Costa County Line - Consisting of six sheets, prepared by Bissell and Karn, Inc. , dated received May 23, 1985. G. . Alamo Creek- Village I Convenience Store Study Schematic Site Plan and Building Elevations, Dublin CA -_ Prepared by Backen, Arricani and Ross, Inc. , dated received August 2, 1985, as modified by the submittal entitled, The Villages at Alamo Creek - Village I - Revised Site Plan dated received February 25, 1986. H. Village VII - Flood Control Maintenance Road Emergency Fire Access - Consisting of a single sheet, prepared by Anthony M. Guzzardo and Associates, Inc. , dated received December 11, 1985. I. Cross Sections at Alamo Creek - Consisting of a -single sheet, dated received February 6, 1986. J. Preliminary Parking Assignment Plan - Village I - Consisting of a single sheet, dated received December 11, 1985. 2. Site Development Review approval for each phase of this project shall be secured prior to the recordation of the respective Final Maps or the issuance of building permits. 3. Except as may be specifically provided for within these conditions of approval, the development shall comply with City of Dublin Site Development Review Standard Conditions (see Attachment A). 4. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements (see Attachment B). _ - -2- ....•c .-,-, s*3,. .''r ?�.,-�:�,.....c ..., .r_,-.._ ?' w ...,.,.aa:'L;Ska•,.�.L'..5:,..;T•:..Tr, 5. Approval of this Planned Development is for -two years as is specified .in Section 8-31.2(b) of the Zoning Ordinance, or as detailed on an approved project phasing schedule. The phasing plan outlined in the applicant's letter dated February 27,. 1986, is acceptable in terms of the timeline cited for commencement of construction of the respective residential Villages. The formal project phasing schedule shall elaborate on this letter and detail timing of construction of all major project improvements. 6. If the subject project is not subdivided, as proposed under Subdivision 5511, the project shall remain subject to the Conditions of Approval established for that Subdivision, as determined applicable by the City Engineer and the Planning Director. AIR QUALITY 7. Roadway Improvements The site plan shall be altered to make provision of bus turnouts for future transit plans servicing- Dougherty Road and Amador Valley Boulevard. Such turnouts shall be located along the internal loop roads in Villages II, III, IV, and V, or as required by the City Engineer and the local transit authority. 8. Particulate Control A. Significant landscaping shall be provided along project streets, including Dougherty Road frontage and Amador Valley Road, to partially filter particulate matter emanating from those roads. B. Dust control measures, as approved by the City Engineer, in conjunction with the project's improvement plans, shall be followed at all times during grading and construction operations. Construction areas shall be sprinkled .during periods when work is proceeding and during other periods, .as required, to minimize the generation of dust. C. Construction areas shall be revegetated and hydromulched upon completion of grading operations. Where feasible, hydromulch shall be installed in stages. D. To the extent feasible, phased project construction shall balance cut and fill to avoid off-hauling, or importation of material along roadways. BIOLOGICAL RESOURCES 9. Loss of Maior Trees A. Trees identified in the Horticultural Report, prepared by Hort Science, Inc. , September 20, 1985, and the tree preservation identification list (Appendix A of these Conditions) shall be preserved and protected. The project shall implement the Tree Preservation Design, Construction, and Maintenance Guidelines contained in the Horticultural Report. Within the creek channel, the applicant shall have the responsibility for implementing these guidelines for a minimum period of one year from the completion of construction, or until the Alameda County Flood Control District or other public entity accepts the channel, whichever is later. B. A horticulturalist shall develop a specific preservation plan for preservation of trees identified as "preserved" and "high probability to preserve" following development of final grading plans. During site preparation and construction, a horticulturalist shall monitor and implement the specific preservation plan, and shall supervise construction activities, especially grading and pruning, as needed to implement the plan,, C. A revegetation plan for the creek shall be prepared and implemented which includes the replanting of native species. The revegetation plan shall include provisions to aid new trees during early years through irrigation, fertilization, deer protection and disease prevention. D. New trees and shrubs shall be planted on both sides of the creek as well as on new embankments to be constructed along the creek. Trees shall be located above the maintenance road per Alameda County Flood Control District Zone 7 specifications. E. Two new trees of at least 15 gallon size shall be provided within the creek tree planting plan area to mitigate the loss of each existing tree over 8 inches in diameter. To the extent feasible, new trees shall be of the same species as the trees lost. All plans for additional tree planting shall be subject to review and approval by Alameda County Flood Control District Zone 7. F. Whenever possible, construction activities shall be restricted from within the drip line. At the maximum, no more than 40 percent of the area within the drip line for trees planted to be preserved shall be altered. G. During project construction, damaged roots shall be cut cleanly with a saw. Trenches shall be back-filled as soon as possible to avoid exposure of roots from dessication. Irrigation during and following construction shall be provided where necessary. H. Supplemental irrigation for trees subject to stress shall be provided. I. Positive drainage away from tree trunks shall be established and t water shall not be allowed to stand at the base of the trees. i J. _Open areas around trees to be preserved shall not be grubbed where grading activities are not required. K. Organic mulch shall be applied and maintained under the trees within the development areas. L. Horticultural care, monitoring of pest population and the incidence of disease and control treatments when necessary, shall be provided. This measure shall apply to all trees with health classified by the Horticultural Reuort as A, B, or C and as identified by the tree preservation identification list (Appendix A of these Conditions) as "preserved" or as having a high or medium probability of being preserved. NIL Temporary fences shall be constructed around the trees to be preserved to exclude all equipment from within the drip line. N. All wounds to trees to be preserved shall be repaired promptly, with such repair and pruning to be performed by a qualified arborist. 10. Riparian Habitat Loss A. Temporary fencing shall be provided during the construction for those areas of riparian habitat not intended to be included within the construction zone. B. An erosion and siltation control plan shall be incorporated within the grading plan for the project. C. A revegetation effort shall be implemented on all reconstructed channel banks as soon as possible after construction is completed to enhance riparian habitat consistent with proper channel maintenance for flood control. Such revegetation plans shall include the following: —4— - 1) Use of trees, shrubs and vine species native to the region. 2) Use of shrubs with high wildlife value on the lower channel slopes. 3) Use of indigenous tree species, such as valley oak, live oak and buckeye, on the upper channel slopes above the maintenance road, together with shrubs and vines to approximate a natural riparian community. 4) Planting of trees on the upslope side of the channel maintenance road. 5) Trees, shrubs and vines may be established from seeds, liner stock or small container stock (one gallon) or hydromulch where feasible. 6) Undertaking of an irrigation program to aid survival of woody plants during the first few summers. adhere feasible, fixed irrigation shall be installed. 7) Inclusion within the revegetation plan of portions of the existing riparian corridor which are intended to be left in their present condition, including provisions for native trees, shrubs and vines, where they do not now exist. 8) Obtaining the approval of Alameda County Flood Control District for the revegetation plan, which shall be consistent with Flood Control maintenance requirements. 9) Provision of revegetation along the riparian corridor and the successful establishment of plantings. Subsequent maintenance and management of vegetation in the stream channel will be the applicant's responsibility for one year following completion of construction. D. Drop structures shall not exceed a maximum height of two feet and shall .be constructed in a manner the Department of Fish and Game approves. 11. Construction Phase Impacts A. Earth moving shall be undertaken and carried out during the dry season. B. Prior to winter rains, all bare ground shall be hydroseeded. If grading is undertaken during winter time conditions, a plan shall be submitted for stabilization and control of erosion. Such plan may include mechanical soil stabilization, sediment barriers, and settling ponds. C. Conditions of the California Department of Fish and Game Stream Alteration Permit shall be followed to minimize erosion during construction in the creek channel. D. Sediment control measures shall be used within construction areas to reduce movement of silt and other sediment from the site. E. In order to protect both the riparian corridor and isolated trees from construction equipment, vehicular activity, and dumping of trash and debris, areas not intended to be graded shall be protected with temporary fencing. 12. Long Term Impacts Human use of the riparian corridor and stream channel shall be restricted and, where feasible, fencing erected for this purpose. —5— ENERGY 13. All units shall contain standard and currently available energy saving ' devices, and shall be insulated in accordance with Title 24, State of California Administrative Code.. All buildings shall be designed to comply with Title 24 Energy. Regulations. 14. All multi-family units shall be provided with separately metered gas for hot water. All meters shall be screened from view within an enclosure that is compatible in design, location and materials to that of the building to which it is to be installed. 15. Exterior lighting fixtures in multi-family areas shall be energy efficient, fluorescent or metal vapor lighting. . 16. Landscape design shall incorporate use of solar shading for south- and west-facing walls in multi-family housing areas. 17. Recreation area pools in the multi-family project shall incorporate solar heaters. The developer shall submit documentation that the number, size, location and design at the solar collector panels will suffice to provide adequate pool heating for a reasonable length of -time in each calendar year. Heating of the pools may be supplemented by gas heaters. HYDROLOGY AND WATER QUALITY 18. Increased Flows A. The capacity of the. Alamo Creek channel shall be increased . sufficiently to meet the future flows both of this project and future buildout of the Alamo Creek drainage (as established by the Hydraulic Analysis of Alamo Creek, Alameda and Contra Costa Countv, prepared by Bissel and Karn, Inc. , 1 984). B. Drop structures shall be installed as needed to reduce the velocity in Alamo Creek to the 5-7 f.p.s. range and to reduce erosion caused by the existing creek. The drop structures shall conform to the Department of Fish and Game requirements, as follows: Drop structures shall be of a height no greater than two feet, and the area immediately downstream of the drop structure shall be left in a natural state. If a ponded or pooled area of a minimum dimension of two feet deep and six feet out from the drop structures is formed which allows fish to congregate and migrate upstream at peak flows, then a concrete base below the new drop structures may be used. If concrete is not used, then a two foot headwall deeper than the drop structures shall be installed to prevent undercutting. C. Alamo Creek shall be realigned to reduce erosion and severe bends within the channel and to stabilize the existing unstable slides. D. The applicant shall be responsible for the project's proportionate share of the cost of flood control improvements, which are anticipated to be specifically two box culverts, of a size sufficient to accommodate 100-year flood flows, to be installed i:l the Alamo Creek channel under Amador Valley Boulevard. The project's share of the improvement cost will be calculated based on the project's overall contribution to the incremental increase in the 100-year flood flows to that of the projected upstream increased from future development. E. Six-foot black clad chain link fencing shall be installed by the applicant along both sides of the creek. For that portion of the creek within the proposed neighborhood park, the applicant shall be responsible either to construct the fence along the creek right-of-way, or to contribute an amount in cash equal to the applicant's cost to provide materials and installation, if an alternate .design or location for said fencing is .established by the City. -6- y -.. -r,,.ri _. ..:r � m. •• F� t.' f!G;iFS�.. 1. xr , .+nq a<3"-�' �.^e e t . _ _ ._ E. Each building and residence unit shall include a lighted, clearly visible address. A lighted, clearly visible project .directory shall be provided at-all major project access ways- within- the multi-family Villages. 22. Police Protection A. Emergency access along the Alamo Creek channel maintenance road to the lands lying west of the creek shall be developed. B. Fencing of a design and location acceptable to the Dublin Police Services shall be provided along the Alamo Creek corridor. C. Provision for a future emergency connection at the north end of Village VI to the adjacent project on the north side of the County line in Contra Costa County shall be made through modification of the lot layout in Village VI and the recordation and pursuit of appropriate complimentary. easements between the affected properties. 23. Recreation Parkland shall be *dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of Building Permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The parkland dedication required is approximately 10.485 acres (0.009 acres/dwelling units x number of dwelling units). The subdivider/developer shall receive 5.0 acres of credit for the parkland dedication, The subdivider/developer shall provide certain improvements to the dedicated parkland. The dedicated parkland and associated improvements shall satisfy the developer's total park dedication requirement. The improvements shall be installed to the City's satisfaction within 30 months of the recordation of the Final Map or issuance of Building Permits. The items to be provided shall be as specified in the Compromise Park Proposal portion of the Memorandum from the City Manager to the City Council regarding Villages Development Park Dedication Proposal dated March 20, 1986, as revised and adopted by the City Council. NOISE 24. Cama Parks A. Noise measurements at the Alamo Creek Villages site determined that relatively simple plywood noise barriers constructed behind the shooting ranges would effectively reduce noise reaching the Alamo Creek Villages site. If, after people move into the subject residential projects, complaints from residents are received by the City of Dublin and/or the United States Army, all reasonable steps by the developer shall be undertaken to assure this mitigation measure is implemented. This mitigation measure is consistent with mitigation measures in the preliminary draft revised EIS which states: "on-site and off-site monitoring will be conducted to define the extent and magnitude of noise levels generated by Parks RFTA activities" and that "the U.S. Army will continue to coordinate with City and County officials regarding land use compatibility in the areas planned for residential development." B. Prospective purchasers or residents of the proposed project shall be supplied with a written document indicating that sound levels of up to 70 dBA may be generated by gunshots at the regional training facility, and explaining when these activities are generally expected to occur. C. The developer shall construct a minimum 8-foot high berm on the east side of Dougherty Road . (subject to approval by the Army) from Amador Valley Road north, a point approximately halfway to the -8- County Line where this berm will terminate into a natural hill. This earthen berm shall have side slopes flat enough to mow with a riding mower. ...This. berm .shall .also. be hydroseeded..with wild .. . . . flowers and native, low growing plant materials (subject to Army approval). It is understood that this berm is to be constructed from strippings and other excess material from the grading of the subject property. 25. Traffic A. An 8-foot-high sound barrier wall along the project frontage :pith. Dougherty Road shall be developed in conjunction with this project. B. Landscaping along Dougherty Road and Amador Valley Boulevard shall be of a type and planting layout to provide a mature growth pattern which will grow to create a barrier in excess of eight feet high. C. Sound-rated windows (Sound Transmission Class 27) shall be provided for all multi-family dwelling units to reduce traffic noise impacts and to meet Title 24 multi-family housing requirements. D. Prior to issuance of building permits, the developer shall submit the appropriate documentation to demonstrate that all proposed development shall meet or exceed applicable State noise attenuation requirements. SITE DEVELOPMENT REVIEW SUBMITTAL 26. Open Space A. Common open space areas for the multiple family residential villages shall be increased to meet a minimum standard of 35 percent for each respective village. Density shall be reduced if necessary in order to increase useable open space within the villages to meet this standard. B. Deck dimensions for multiple family units on second or third floor elevations shall be increased a miminum requirement of seven-feet, excluding fencing or railing. C. Private useable open space (patios) for multiple family residential ground level units shall be a minimum of 140 square feet in area. D. Through the Site Development Review process, the developer shall investigate the feasibility of leaving portions of the creek accessible as useable open space in conjunction with a joint use program between the City and Zone 7. E. The recreational facility requirements for Villages VI and VII shall be detailed in the Site Development Review submittal for that Village and shall be addressed with the overall project parkland dedication agreement. F. Pool length shall be increased to 50 feet minimum length in at least two of the six proposed recreation areas. G. The initial Site Development Review shall include submittal of a proposed master trail system which provides for a connection of the pedestrian system and the community park with the regional open space in Dougherty Hills. A linkage of the bikeway to the west part of the park and Villages VI and VII shall also be provided for by this plan. —9 H. The Site Development Review submittals for the multiple family residential Villages shall define pedestrian ways from assigned parking-spaces to respective individual multiple family dwelling units, and from dwelling units to recreation centers. I. Fences on the upper tier of lots (westerly perimeter) in the single family residential area shall be established at the lower toe of the slope, unless otherwise approved through the Site Development Review process for Village. VI. 27, Landscape Design The Site Development Review submittals shall detail a separator landscape strip between the bikeway and the access road along the creek. 28. Architectural Design Site Development Review submittals shall include plans at an appropriate design scale which detail that: A. All dwelling units are oriented properly and at a sufficient distance from each other, from parking and vehicular areas, and group use areas. B. Parking and vehicular areas shall be screened with patio fences or appropriate landscaping from view of ground floor dwelling units. C. To the extent feasible, west-facing units have sun-shading devices or landscape screening to prevent over-heating of units. D. Architectural design is compatible in color and finish with. its surroundings. E. Roofing materials shall be premium-weight asphalt shingles (275 300 pounds per square) , in order to produce additional texture and. shadow pattern. 29. The developer shall confer with local postal authorities to determine the type of centralized mail receptacles necessary and provide a letter stating their satisfaction at the time the Site Development Review submittal is made. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. If centralized mail units are not required, the developer shall provide written documentation from the Postmaster stating the exemption. 30. At-grade patios for the multiple family residential units shall be individually fenced and shall be supplied with soil preparation to accommodate future planting. Individual hose-bibs for each ground level unit patio area shall be provided by the developer. The hose-bibs may be maintained left in a "roughed-out" stage until such time as the units are put up for individual sale. The layout of the enclosed patio areas (as regards size and placement of concrete patio pads and the design of the enclosing fencing and retaining walls) shall be subject to review and approval as part of the respective Site Develpment Review submittal. 31 . The developer's Engineer shall develop the expected truck length and turning radius criteria to use the private streets (fire equipment, delivery, garbage or moving trucks, etc.) and design the curb radii accordingly and submit this data and design criteria with the Site Development Review application. 32. Wheel stops within the project shall be at the curb at the end of the parking stalls. Parking stalls shall be a minimum depth of seventeen feet for standard-sized stalls and fifteen feet for compact-sized stalls (assuming two-foot overhang for both types of spaces) . -10- 33. Special private storage areas of at least 120 cu. ft. per multiple .,_ . family residential unit shall be provided within or adjacent to each unit. Details of the location and design of these areas shall be subject to review and approval as part of Site Development Review submittals. 34. Information detailing the design, location and materials of all fencing, and of retaining walls over two feet in height, shall be subject to review and approval as part of the Site Development Review submittals. 35. Slopes for areas adjoining both public and private roadways shall be designed to maximize the level areas available for landscape treatment and for general safety consideration and shall be subject to review and approval through the Site Development Review process. 36. Light standards (freestanding, pedestrian and/or wall mounted) utilized in this project shall be of a design which shields the light sources from view from off—site while providing for adequate security and safety illumination. Light standards shall be subject to review and approval as part of the Site Development Review submittal as regards design, location, number and illumination intensity. 37. Handicapped ramps and access as required by Title 24, State of California, shall be provided (parking and walkways serving on—site recreational facilities) . Handicapped parking stalls, appropriately signed, shall be provided evenly throughout the project with their location and design as part of the Site Development Review submittal. 38. The use of entrance gates at any portion of this development are specifically disallowed unless architectural treatment, traffic and emergency access impacts are addressed and approved through the Site Development Review process. 39. A pedestrian circulation plan shall be submitted as part of the Site+. Development. Review materials. The plan shall include section details of the pathway system and a detailed pedestrian walkway lighting plan. 40. To facilitate the development of an interconnection between the proposed creekside pedestrian pathway system and the 90+ acre open space area to the west, the cul—de—sac bulb at the terminus of the roadway separating Villages VI and VII shall be moved down slope 50-75 feet to function as a -"knuckle" and to allow for an easier slope transition for pedestrian trail .access up the slope to the adjoining 90+ acre open space area. Pedestrian access through this area will necessarily traverse the seven 1 acre remnant open space area that will lie above the day—light zone of the proposed grading for the single family residential development in Village VI. A schematic grading plan for the route of the pathway system connection from the realigned "knuckle" to the adjoining 90—acre open space area shall be submitted as part of the Site Development Review submittals for either Village VI or VII, whichever is the first to be submitted to the City for processing. 41. Signs established at entrances to the respective Villages for project identification purposes shall be subject to review and approval as part of the Site Development Review submittal as regards location, copy and design. 42. The potential design changes called for in Village I (concerning the pursuit of a secondary access point, the adjustment to internal circulation patterns and parking counts, and the impacts to the area resulting from an enlargement and reconfiguration of the adjoining commercial area) shall be reviewed through the Site Development Review application for that Village. The applicant shall pursue a second vehicular connection to serve the units in Village I to improve internal circulation and to allow a diminishment of the distance between the more remote units and their respective assigned parking. The developer shall diligently pursue the necessary approvals to develop access from the south of Village I, through the existing Arroyo Vista Housing Authority project. Failure to secure this preferred secondary access shall not release the applicant from pursuing provision of a secondary access to Village I. In lieu of this access from the south, the applicant shall investigate .the feasibil.ity..of providing a second access along :the Amador Valley Boulevard frontage. Revisions to the site plan layout for Village I shall be made to reduce the distances between available parking and the more remote dwelling units. The amount of parking provided shall be adjusted to match the standard being observed elsewhere across the project (129-space suggested standard for 60-units) or a more restrictive standard to acknowledge that development of 3- bedroom units may result in a greater need for parking than the other multiple family residential villages. SOILS, GEOLOGY AND SEISMICITY 43. Seismic Activity Recommendations contained in the Geotechnical Investigation Report, . Alamo Creek, April 11, 1985, prepared by J. H. Kleinfelder & Associates, shall be implemented. 44. Soils and Slope Stability A. All foundation design, grading operations and site construction work shall be consistent with the recommendations of the Geotechnical Investigation Report, prepared by J.H. Kleinfelder & Associates, dated April 11, 1985, and of the August 5, 1985, letter from J.H. Kleinfelder & Associates to Ronald Nahas regarding response to review comments on the Alamo Creek project. B. No cuts or fill slopes shall exceed a slope of- 2:1.. Where possible, cuts or fills should be designed at 2.5:1 or flatter. C. All fills of sufficient height shall be keyed into the existing soils .as recommended by the .soils report prepared for this site, D. All cut slopes of sufficient height should have bench gutters to prevent drainage over the face of the slopes. E. Prior to any grading of the site, a detailed plan covering grading (including phasing), drainage, water quality, erosion and sedimen- tation control for construction and the post-construction period shall be prepared by the project Civil Engineer and/or Engineering Geologist, and shall be approved 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 assure 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. F. Alamo Creek shall be realigned to prevent further undercutting of existing slides on the east side of the Dougherty Hills. Slope protection shall be provided within the creek where necessary to improve slope and bank stability. G. Emergency access shall be provided to Villages VI and VII along the west side of Alamo Creek along the proposed maintenance road to serve as an emergency route in the event of damage to the principle entrance across the creek due to seismic activity or other natural disaster. H. A report addressing the liquefaction danger to buildings adjacent to Alamo Creek shall be prepared. I. All structures shall be set back a minimum of 15 feet from the top and toe of the slopes, pursuant to recommendations in the Geotechnical Investigation Report, Alamo Creek, dated April 11, 1985 (J.H. Kleinfelder & Associates). J. Sub-drains shall be installed in all existing natural drainages which are to receive material. Installation shall be per the requirements of the Soils .Engineers: _ .. .. . :......... .• K. Catch-basins shall be installed during the primary grading operation where waters are concentrated in the proposed single family lot areas. L. Revegetation with hydromulch with native vegetation shall occur after each grading season. On Dougherty Hills grading areas, revegetation shall simulate original conditions to the greatest extent feasible. M. Full-time soils inspection by the Soils Engineer representative during mass grading operations shall be provided by the developer. N. All lots shall be graded to slope toward the streets to avoid rear yard drainage channels and protect slopes from erosion. 0. The design of all multi-family residences shall be reviewed by a licensed structural engineer for seismic requirements prior to the issuance of building permits. P. Where import depth of non-expansive soils is less than 2.5 feet thick, post tension slabs should be used to avoid potential damage Z rom expansive soils. Q. All import soil brought onto the site shall be of a non-expansive nature. R. Where soil or geotechnical conditions encountered in grading operations are different from that anticipated in the soil and geological investigation reports,. or where such conditions warrant changes to the recommendations contained in a site-`specific/ project-specific soils and geotechnical report which shall be submitted for review and approval by the City and shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of erosion, settlement and seismic activity. 45. Mass Grading A. Cuts and fills shall be designed to balance whenever possible to avoid the need of offsite hauling. B. Cut-and-fill slopes shall be contour-rounded to conform as closely as possible with the natural slopes, to avoid a man-made appearance, and to form a gradual transition to natural terrain. C. Variable slopes shall be used to mitigate environmental and visual impacts of grading. TRAFFIC AND CIRCULATION- PROJECT-RELATED IMPACTS 46. Dougherty Road/Amador Valley Boulevard Intersection A. The developer shall widen Dougherty Road both north and south of Amador Valley Boulevard with a minimum of 24 feet of asphalt paving to provide four lanes south of Amador Valley Boulevard and 50 feet of asphalt paving width north of Amador Valley Boulevard. Widening will take place from the existing four lanes on the south side of the S.P.R.R. right-of-way to the northern project boundary. Dougherty Road north of Amador Valley Boulevard may .be widened to four lanes in phases to correspond with the connection of project access roads to Dougherty Road, or may be constructed along the total frontage along with the first unit developed. (Subject to City Engineer review and approval, alternative improvements may be acceptable.) Dougherty Road widening shall be completed =from Amador Valley Boulevard to the northerly line of Village III prior to occupancy of Village II or..III.. .Those street. improvements on'Amador,Valley .Boulevard shall be complete" pribr •to".. _ _ occupancy of the first Village developed, B. The developer shall construct a free right-hand turn interim lane on Dougherty at Amador Valley Boulevard. . Upon construction of the ultimate right-of-way of six lanes and a divided median on Dougherty Road, this right hand lane shall be modified to function as a joint right-hand turn lane and through southbound .travel lane. C. The developer shall install a signal at Amador Valley Boulevard and Dougherty Road. The signal is to be installed and operational prior to occupancy of more than 300 units. D. The developer shall increase the number of parking spaces by 32 spaces to meet minimum requirements for dwelling units and to provide 15 percent guest parking. Parking spaces shall be designed to meet minimum dimensional requirements. The ratio of compact spaces to full size spaces shall not exceed 50 percent of the uncovered parking. 47. Dougherty Road/Dublin Boulevard Intersection The project developer shall pay for construction of a right-hand turn lane, including curb, gutter and signal improvements, together with restriping as necessary, to accommodate a free .right-hand turn .lane off Dougherty Road and .Dublin Boulevard. Improvements shall be complete or, in the event that right-of-way acquisition has not been completed by the City, funds shall be deposited with the City .to cover the required * improvements prior to occupancy of more than 360 project units. i. 48. Village Parkway/Amador Valley Boulevard Intersection The developer shall reconstruct and improve Amador Valley Boulevard by narrowing the portion of the median fronting the property line to Dougherty Road, providing lighting and landscaping, repairing and overlaying the existing street section, providing four lanes from the entrance of Villages I and II to Dougherty Road, - and providing a separated eight-foot width off street bicycle system from Dougherty Road . to the west side of the entrance to Villages I and II. From that point, the bicycle and pedestrian systems shall be separate, as detailed in PD Condition #65-C. 49. Emergency Access Routes to Villages VI and VII The developer shall provide an emergency access route to Villages VI and VII. The proposed maintenance road on the west side of the creek may serve as the emergency access road, providing that design and engineering studies prove this access feasible. Emergency access roads must be 20 feet minimum width, and may not be routed through the community park. 50. The lotting layout of Village VI shall be modified to allow the right- of-way that is to be offered for dedication at the north end of the cul-de-sac adjoining proposed Lots #113 and #114 to include all lands up to the County Line. This adjustment shall be made to reserve for the City of Dublin the flexibility to pursue a future emergency access linkage with the land to the north upon the submittal to the City of San Ramon of a development plan for the property. 51. The right-of-way along the north side of the northernmost proposed public loop road for Village V shall be widened to include all lands up to the County line. This adjustment shall be made to reserve for the City of Dublin the flexibility to consider possible road connections serving future development to the north, in the City of San Ramon, which 14: may subsequently be determined desirable to minimize the number of intersections along Dougherty. Road and/or to mitigate possible alignment conflicts of intersections.proposed -to be located along Dougherty ,Road.. TRAFFIC AND CIRCULATION =CUMULATIVE IMPACTS 52. The developer shall increase the size of Dougherty Road .from the existing two lane configuration north of Amador Valley .Boulevard which would accommodate project traffic to a completely new, full four-lane configuration with a 3-foot painted median (or alternate improvements as approved by the City Engineer). Street lights shall be placed along the west side of the road. 53. The developer shall construct an additional two lanes along Dougherty . Road where the existing curb and gutter have been installed for the Arroyo Vista development across the Southern Pacific Railroad tracks. This section of road shall be complete prior to occupancy of 650 units. 54. The developer shall widen Amador Valley Boulevard to four lanes from the entrance from Villages I and II to Dougherty Road. This project shall be completed prior to occupancy of any of the units in the development. In addition, the median fronting this project shall be landscaped and double headed street lights shall be placed in this median. 55. The applicant will install conduit for future signals at the main project entrances to Villages IV through VII and at the Amador Valley Boulevard entrance to Villages I and II for possible future traffic signals. 56. The developer shall provide for the development of complete plans for the final improvement of Dougherty Road for the entire project frontage to its ultimate design configuration. 57. The developer shall modify the site plan layout to provide bus turnouts along the internal street system, Dougherty Road, and -Amador Valley Boulevard, the locations and design of which shall be subject to review and approval by the City Engineer and the local transit authority. 58. The following changes in the circulation system shall be made in Village VI: 1) the north-south streets serving Lots 1 through 27 shall be terminated in cul-de-sacs at the north ends of the streets; 2) the cul- de-sac at the west end of the street between Village VI and Village VII . shall be modified to a knuckle and lowered down the slope; and 3) the emergency access to be provided at the north end of the site shall be designed for emergency access only, not for through traffic. 59. The internal major collector loop streets shall be dedicated to the City. These streets include those which connect the Villages and are the main entrances to the project, and also include all streets in Village VI. 60. Developer shall furnish and install signs stating "Private Street" and "Fire Access - Park in Designated Locations Only" along all private streets. Guest parking spaces shall be designated by sign paint or eoual. 61. Access from the Reserve Training Center just south of Amador Valley Boulevard shall be relocated to be directly opposite Amador Valley Boulevard, and signal heads and phases shall be provided for this movement (subject to Army approval) . VISUAL RESOURCES 62. To the extent feasible, development shall provide for the incorporation of part of the creek corridor into the park area, to provide views uninterrupted by cyclone fencing (as determined appropriate and feasible by the City and the Alameda County Flood Control District). •'r.3t 63. A landscaped buffer area 15 feet wide shall be incorporated into the north side of the east-west street that divides Villages VI and VII. This buffer shall extend from the. entrance to the single-family Village and continue west to the end of this street. The buffer shall be designed to screen off the single-family area from offsite views through the park, and to provide a transition between the single-family and multi-family areas. 64. Detailed planting plans developed for the park area within the 500 foot corridor east of Dougherty Road shall accommodate long-distance views to the Dougherty Hills. 65. The following design criteria shall be reflected in the Site Development Review submittals for Villages I through V for the Dougherty Road frontage strip adjoining the proposed sound-architectural wall: a) Total minimum width of the strip, as measured from face-of-curb `:o face-of-wall, shall be 19 feet, and shall be widened to 23 feet wherever feasible. Where grade differentials between the project area and the Dougherty Road frontage strip dictate, the sound-. architectural wall may be located approximately at..grade with the frontage strip (i.e. , not located atop a berm). The width of the frontage strip may be reduced to less than 19 feet where bus turnouts will be required. b) Four-foot minimum landscape strips on both sides of the sidewalk shall be utilized (as measured from the face-of-curb to the front edge of the sidewalk and between the rear edge of sidewalk and the face of the sound-architectural wall). c) The sidewalk shall be a minimum of six feet in. width and shall meander both horizontally and vertically through the center 11- foot strip (minimum width) that remains between the two minimum landscape strips established above. d) Wall design shall provide detailed architectural design on both' sides of the wall and shall utilize "pop-outs" of a minimum depth of three feet, being regularly spaced along the wall's entire frontage. 66. The following design criteria shall be reflected in the Site Development Review submittals for Villages I and II for the Amador Valley Boulevard frontage strips adjoining the proposed perimeter fences or walls: a) Total minimum width of the strips, as measured from face-of-curb to the fences or wall, shall be 16 feet, and shall be widened to 19 feet wherever feasible. b) Three-foot minimum landscape strips on both sides of the sidewalk shall be utilized (as measured from the face-of-curb to the front edge of the sidewalk and between the rear edge of sidewalk and the face of the perimeter fence or wall). c) The pedestrian/bikeway path shall be a minimum width of eight feet and shall meander both horizontally and vertically through the fontage strips that remain between the two minimum landscape strips established above. The pedestrian/bikeway path shall extend from Dougherty Road to the west side of the entrance to Villages I and II. From that point, the sidewalk shall be five feet in width on the north side of Amador Valley Boulevard and bicycle lanes shall be striped in the street. On the south side of Amador Valley Boulevard, the sidewalk shall be constructed to conform with the planned sidewalk for the undeveloped phase of the Heritage Commons project. d) The fence or wall shall extend along the Village II frontage up to the outside of the flood control channel. —16— 67. The sound—architectural wall along the Village II frontage shall extend westerly along the Amador. Valley Boulevard frontage for the minimum distance necessary ,to provide the required sound. attenuation -for. proposed Building -Group 26. The sound—architectural. wall along the perimeter of Village I shall extend from the Dougherty Road frontage around the south and west side of the proposed convenience store parcel, terminating at a point giving adequate separation from the Amador Valley Boulevard right—of—way to provide visibility along the street and into the parking area for the proposed convenience store site. 68. The undeveloped area on the west side of the site shall be offered for dedication to the City or an appropriate public recreational district. Areas across the site which are not accepted for dedication shall be either included as part of a private lot or become part of the public street right—of—way, be included as part of the creek channel, be maintained as part of the proposed landscaping and lighting district, or be placed in a private homeowners' association. How these areas are to be distributed shall be subject. to review and approval by the City Engineer. 69. Single family homes in Village VI at higher elevations shall be subject to architectural design guidelines requiring exterior colors and materials compatible with the scenic corridor, established and enforceable through project CC & Rs. 70. Engineered slopes shall be contoured to blend into the natural topography and shall not, to the extent feasible, exceed 2.5:1 slopes. 71. Cleared open space areas shall be revegetated: Natural areas shall be enhanced by planting of oak, naturalized grasses, or other native vegetation. 72. In Village VI, uniform, durable fencing compatible in design and materials with the natural appearance of the hills shall be installed along the boundaries of all lots which are located on or adjacent 'to graded slope areas. 73. Uniform tree plantings shall be installed and I maintained on all graded slope areas adjacent to single—family lots in Village VI. Approximately one tree at 350 square feet of slope area shall be planted, or an alternate standard approved through the respective Site Development Review submittals. Tree species shall be compatible with native vegetation. . 74. All open space and landscaped areas now owned by individual single— family lot owners or within Villages shall be placed within a lighting and landscape special assessment district, or maintained by a master homeowners association. 75. The Dougherty Road frontage width of the proposed commercial site (proposed Lot #153) shall be increased to provide for an approximate doubling of the on—site parking to be developed. This change shall be generally consistent with the revised site plan received for the commercial site and Village I, dated received February 25, 1986 (see Background Attachment #16). To accommodate the increase in the size of the commercial parcel, changes shall be made to the layout of building groups in the adjoining sections of Village I. The driveway to the commercial site along Amador Valley Boulevard shall be moved westerly to provide a wider separation between said driveway and the intersection of Dougherty Road and Amador Valley Boulevard. Additional design considerations involving the pedestrian walkway system, the gasoline pump island layout, the method of tying into the adjoining sound— architectural wall, etc. , shall be addressed in conjunction with the Site Development Review for this site. Part of the submittal requirements for that subsequent submittal shall include information documenting the anticipated parking requirements for the proposed convenience store. The findings of the Study shall be utilized in the —17— determination of the required minimum size of the commercial site., All overhead utilities fronting the project on Dougherty Road shall be undergrounded.. MISCELLANEOUS 76. 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 through the Conditonal Use Permit review process or, depending on the magnitude of the modification, submittal of a new Planned Development Rezoning submittal. Changes to the proposed finished floor elevations and site grading for single family residential lots proposed in Village VI shall generally not exceed a maximum deviation of five feet from the pad elevations indicated on the Revised Tentative Map and Development Plan, dated received December 12, 1985. 77. If occupancy within an individual Village is to occur in phases, all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Village Construction-Phased Occupancy Plan approved by the Planning Department. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonable expected services and amenities, and completely separated from remaining additional construction activity. Any approved Village Construction- Phased Occupancy Plan shall have sufficient cash deposits or other assurances to guarantee that the project and all associated improvements shall be installed in a timely and satisfactory manner. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from the property owners and any and all occupants or tenants for the portions of the. Village to be _ occupied, and shall be filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the developer and buyer. , 78. Prior to final inspection.and occupancy of any units: A. Storm drainage facilities shall have been installed as approved by the City Engineer. B. Fire protection devices shall have been installed, be operable, and conform to the specifications of and inspections by the Dublin San Ramon Services District Fire Department. C. Cable TV hook-up shall be provided to each unit. D. As-built drawings showing the locations of all underground utilities (water, storm and sanitary sewer, gas, electric, telephone and cable TV) shall be provided to the City. E. Street name signs, bearing such names as are approved by the Planning Director, shall have been installed. 79. Prior to occupancy of any unit, each phase of development (landscaping, irrigation, fencing and landscape lighting in accordance with approved landscape and erosion control plans) shall have been installed, or a bond or letter of credit for the landscaping, lighting, appurtenant structures, and irrigation system shall be provided to the City. A statement from the project Landscape Architect shall certify that the landscaping has been installed in accordance with the plans and shall be submitted to the Building Official and Planning Director. 80. Should the project be phased: A. The undeveloped area shall be maintained as acceptable to the DSRSD - Fire Department and shall be kept free of trash and debris. -18 B. A road system of a design determined acceptable to the City Engineer and the Planning Department shall be installed. C. Each phase shall be landscaped and developed such that should . ' construction of subsequent phases be delayed, the constructed phase(s) will appear as a completed project. 81. Should the units be initially occupied as apartment units, the following reports shall be filed with, and approved by, the City Engineer at the time the units are put up for individual sale. A. A report by a licensed roofing contractor certifying that the roofs of all the structures are in good condition and not likely to be in need of replacement for at least 10 years. A reserve deposit may be established to cover the estimated prorated costs of roof replacement where replacement will be required prior to 10 years. B. A report by a professional Engineer attesting, to the extent reasonably feasible, that the structure of all buildings, pavements, storm draininage facilities, and the interior and exterior plumbing, electrical systems, and utility and mechanical equipment to be owned in common, or as part of the individual condominiums, are in good and serviceable condition. C. A report by a licensed painting contractor that paint throughout the project is in good condition and that the building exteriors should not require repainting for at least five years. A reserve deposit may be established to cover the estimated prorated costs for the repainting of the units where repainting will be .required prior to a 5-year period. D. A report by a licensed termite and pest control specialist certifying that the structures are free of infestation and structural damage caused by: pests. 82. Should the units be initially occupied as apartment units, all applicances shall either be replaced with new units or the initial buyers provided with a one-year's parts and warranty guarantee on all applicances. 83. The developer shall provide guarantees that a minimum of 10% of the multi-family units .in the project shall be maintained as rental units for a period of five years. The document providing said agreement shall be subject to review and approval by the City Attorney. Such 10% shall be calculated, utilizing the number of units in Villages I, II, III, IV, V and VII as a base (1019 proposed units for a commitment of 102 units to the rental pool). Commencing with the date of issuance of an occupancy permit on the 102nd multi-family unit within Villages I through V, the developer shall guarantee that a minimum of 102 units shall be available for rent at all times within the above Villages until the Condition has been satisifed. This Condition may be met ' individually within any one Village, or collectively over all the affected Villages. Developer agrees that until the Condition has been satisfied, there shall be no conversion of codominium units for sale within Village V. 84. Minimal dimensional criteria for dwelling units established on the single family residential lots in Village VI shall include the following: A. Front yards - 20-foot minimum; subject to review and approval by the Planning Director, may be varied from 18 to 22 feet to provide variety while generally maintaining the 20-foot average. -19- B. Side Yards 1. . One story units 5-foot minimum flat and useable each side 12-foot minimum street side sideyard 2. Two story units: -5-foot minimum flat and useable each side -15-foot minimum street side sideyard C. Rear Yards - 20-foot minimum, to be generally flat and useable. D. Pad Areas - 45' x 95' minimum, with the 45' width measured from front setback line through to the rear of the lot. In addition to the above, the design of single family residential units developed shall provide for the maximum unit privacy through use of building layouts which maximize useable side and rear yard areas with offsets of windows and similar inter-building design. considerations. The majority of the two-story units shall observe an additional front yard setback requirement whereby the building face of the second story shall observe a setback of an additional five feet + from the building face of the garage. Two-story units shall generally avoid use of shed- type roof designs, but rather shall generally utilize roof designs which serve to mitigate possible visual impacts resulting from the height and proximity of two-story units. During the Site Development Review process, the developer may request and be granted modifications from the above minimum rear yard dimensional criteria in individual situations where such modifications would add diversity to the project or privacy to individual units which, in the discretion of the Planning Director, improves the overall design. The builder shall maintain a minimum of 1,000 square feet of flat and useable area within 80%' of the rear yards and a minimum of 900 square feet of flat and useable area within the remainder of the rear yards through the selection of appropriate houses to fit individual lots. Additionally, the developer shall investigate the feasibility of steepening cut and fill slopes to increase the useable pad area without impacting the stability of the slope design. : The purpose of this Condition is to encourage the proper matching of housing types to individual lots and adjusting grades to increase useable area, but is not intended to require a reduction in the number of lots during the Site Development Review process. Except as specifically modified by the above listed design criteria, or as established elsewhere in the Conditions of Approval for this project, the single family. residential lots developed within Villages VI and VII shall be subject to the guidelines of the R-1 Single Family Residential District as regards both land use restrictions and minimum/maximum development criteria. 85. To assure that adequate diversity of building architecture across the project as a whole will be provided, individual Villages, or groupings of contiguous Villages (i.e. , Villages II and III as a grouping, and Villages IV and V as a grouping) shall be designed in a manner to allow them to stand alone with village-specific architectural features (such as alternate types of roofing or siding materials, alternate use of open or enclosed stairwells, etc.). Detailed design review of project architecture shall be made at the time of submittal of the respective Site Development Review applications for each proposed Village. 86. The minimum distances between buildings and building appurtenances in the multi-family Villages shall comply with the following criteria: The term "building wall" shall refer to the exterior side of building walls containing heated space (with the exception of the enclosed entry in the "E" type building). A. 20 feet between all building walls, with deviation from the minimum separation subject to review and approval by the Planning Director through the Site Development Review process, to consider case-by-case reductions to 15 feet when: 20 - T•. .� K �T'VS1t�:�jY� ,.`:� •�l:lY .zY-1.V••t'.i.. :•T�.S _r'1..^•. :.. 1. The living room windows are separated by a minimum. distance '.of 40 feet measured perpendicularly.from the sliding glass door: ... 2. Living room to bedrooms are separated by 30 feet (measured perpendicularly from the sliding glass door). B. Building/roadway separations, 15 feet minimum, except building. setbacks from Dougherty Road, Amador. Valley- Boulevard, and the first 100 feet of each leg of the loop roads from the intersection with Dougherty Road or Amador Valley Boulevard where a 20-foot minimum setback (measured from the rear face of the sound architectural wall or perimeter fence along Dougherty Road or Amador Valley Boulevard ) shall be observed. The 20-foot minimum setback along the loop roads shall be from the face of curb or back of sidewalk, .whichever is applicable. C. Patio/deck and deck/building .wall separations - 15-foot minimum. D. Building. walls and parking area separations - 10-foot minimum with a minimum of five feet of the width landscaped for screening or parking. E. Building appurtenances to building appurtenance separations (including patios) - 10-foot minimum separation. Stairway landings may be closer than 10 feet where privacy is not compromised as approved by the Planning Director through the Site Development Review process. 87. The two easterly cross streets in Village VI shall be terminated in cul-de-sacs. The applicant's engineer shall investigate the feasibility of incorporating two additional cul-de-sacs, with emergency breakthrough vehicular access inter-connection between the two cul-de-sack, along the most westerly proposed through street in Village VI (and subject tot Staff review of the Site Development Review for Village VI). . . 88. The minimum width of the creek-side pedestrian walkway strip, shall be 14 feet (measured from face-of-curb to the flood control maintenance fence) for a minimum of 50% of the strip's frontage along Villages II through V. . Subject to review and approval by the Planning Director, this width may be reduced to a minimum width of 10 feet for the remainder of the referenced frontage. The pedestrian walkway strip shall include a 6- a foot minimum width concrete walkway which, wherever feasible, shall meander within the creek-side walkway strip. The walkway shall also maintain a four-foot landscaped setback from the curb and the flood control fence where the width of the strip so allows. PASSED, APPROVED AND ADOPTED this 24th day of March, 1986. AYES: Councilmembers He-arty, Jeffery, Moffatt, Vonheeder and Mayor Snyder NOES: None ABSENT: None Mayor ATTEST: City Clerk -21- ....._, .•.,:t.;.,r....,. , _..F,. ti«uv.+T'�f T::).'!rw.K., +NL 1.�, .7',: ""':.r7'r M•� "5AP"„L'..:•.�,�. .... . M E M O R A N D U M TO: City Council FROM: ty Manager SUBJECT: Villages Development Park Dedication Proposal DATE : March 20 , 1986 v�spa m i C(fit WiVU4-btPec� &F General Background Information By law developers are required to dedicate land, pay park fees in-lieu of dedication of park land, or provide a combination of land dedication and park fees in-lieu at the time of City approval of the developers residential final subdivision map . 'The law also provides that the City may at its discretion give a developer credit for private active recreation areas . The City ' s ordinance provides that the park dedication requirement for a similar planned development is calculated based on the following formula : ., Park Dedication ( in acres ) _ . 009 acre per dwelling unit x number of units If the City is desirous of receiving park in-lieu fees , the fee would be based upon the park dedication calculated above, times the fair market value at the time that the final map is approved. A piece of raw land is more valuable when the final map is approved. Staff typically calculates the fair market value of land for park dedication based on comparable land r sales and approvals . If a developer questions the value established by Staff, the City obtains an appraisal and the appraised value is utilized to establish the fair market value of the land and thus , the amount of _park in-lieu fee owed .the City by the developer . To date, residential developers have accepted the fair market value of park dedication established by Engineering Staff and the appraisal process has not been utilized. The Villages Park Requirement Based upon the City ' s Park Dedication Ordinance , the park land dedication requirement for The Villages Development is calculated at 10 . 485 acres if 1165 dwelling units are approved; and 9 . 774 acres, if 1086 dwelling units are approved, as recommended by the City Planning Commission . As part of a previous parcel map consideration, the City Council agreed to give the developer 5 acres credit for the dedication of parkland presently known as East Dougherty Hills Park. The actual park land to be dedicated to the City is approximately 5 . 6 acres in area, excluding Alamo Creek which traverses the park . The remaining park land dedication requirement is 5 . 485 acres or 4 . 774 acres depending upon the density of the project approved by the City Council . If the City were to give no further credit to the developer for private recreation areas provided in the project , the park in-lieu fee payable to the City would be as shown below, depending on the established land valuation : Park In-Lieu Fees - Range Based on Various Appraised Land Valuation Rates Assuming 1165 Assuming 1086 Land Value Dwelling Units Dwelling Units $ 2 . 00/sq ft $ 477 , 853 $ 415, 911 $ 2 . 50/sq ft $ 597 , 317 $ 519 , 889 $ 3 . 00/sq ft $ 716 , 780 $ 623 , 866 $ 3 . 50/sq ft $ 836, 243 $ 727, 844 $ 4 . 00/sq ft $ 955, 706 $ 831, 822 A'RACHM'ENT --..'1-.t.r:'rr;�r^..� �z•;::7�.^^^ r; ^ .-mot S•^.-•.?'7 .. ' f J ..?'Ci•_.�.' •�-•-�—•-.�-.._ _ !., ..w',-t..-., .:-ti_�.'.�iaF1�y/- ...:,` ..=-!} Y.:r�.r. rrY�'�.f�.1:-j�+ .:� „-a' t'•:- ..• .. ,.�?..-.... _ ...... ;'` K` - l,i:..K +. .'x The following land values were used in the establishment of park in-lieu fees for other planned developments, which the City has approved. These land values' calculated times the park land dedication requirement resulted in the payment of park in-lieu fees shown below: In-Lieu Fee Equivalent Land Value Per Dwelling Unit Amador Lakes $2 .37/sq ft $647 Arbor Creek $4 . 50/sq ft $1, 590 Morrison Homes $4 . 50/sq ft $1, 917 As part of the review of The Villages Planned Development, Staff has contended that the land value for the project at the time of final map approval will be in the neighborhood of $3 . 50-$4 . 00/sq ft. The developer believes the value of the land to be much less . The developer has also indicated his desire to have the East Dougherty Hills Park built in conjunction with the construction of his residential units . East Dougherty Hills Park Development Cost Although the design of the East Dougherty Hills Park has not been completed, and that design has not been reviewed by the Park & Recreation Commission or the City Council, Staff has requested Singer & Hodges to develop a preliminary cost estimate for development of the park based on one of the simpler preliminary park designs . An itemized breakdown of the development costs is shown below: Basic Park Development 1 . Site work and landscaping a. Site preparation and clearing $ 8, 400 b. Grading 60 , 000 C . Drainage pipes and inlets 25, 000 d. Lawn 57 , 600 e . Irrigation 67, 200 f . Trees 21 , 250 Total $239, 450 2 . Walks , Parking, Lighting, Furniture a. Walks $100 , 000 b. Parking Lot (24 , spaces ) 38, 300 C . Lighting (20 lights ) 64 , 000 d. Park Furniture (1 ) Drinking Fountains (two) 1 , 600 ( 2 ) Benches (eight ) 3 , 600 ( 3 ) Trash Receptacles (five ) 2 , 000 ( 4 ) Park Sign 21500 e. Water connection & drainage fees 20, 600 Total $232 , 600 3 . Fencing Open rail fence (1 , 000 linear feet) $ 40, 000 6 ' Vinyl clad chain link fence (1 , 250 linear feet) 11, 875 Total $ 51, 875 a. Bridge across Creek (to provide southerly access to park) to be within estimated cost by City Park Designer of $686, 875 . 4 . Design/Inspection/Survey Cost (140 ) $ 73, 350 5 . 15% Contingency $ 89 , 600 Total Estimated Basic Park Development Cost $686, 875 2 - Enhanced Park Improvements 1'. - Group picnic & individual picnic arbas $ 21 ;800 2 . Bridge (across creek to provide southerly access to park) 50 , 000 3 . Children ' s play area 40, 000 4 . Restroom 79 , 800 5 . Lighted Tennis Courts (two) 88, 000 6 . Improvements to creek to improve access unknown 7 . Design & Inspection (12% ) 33 , 600 8 . 15% Contingency 47 , 000 Total Enhanced Park Improvements $360 , 200 TOTAL PARK DEVELOPMENT COST * $1 , 047 , 075 * Does not include improvements to the creek. As shown above, the cost for completion of this park' s development is estimated to be in excess of $1 million . If the City were to phase the development of the park .so that the basic improvements were installed first, the cost is estimated at $686 , 875 for the first phase . If the land was valued at $4 . 00/sq ft, the park in-lieu fees would fund the basic park improvement and many of the enhanced park improvements . Compromise Park Proposal As stated previously, the developer has indicated a desire to see construction of the East Dougherty Hills Park occur in conjunction with his residential development . Initially, he is interested in only those improvements identified in the- B s c-Park Development identified above . Staff has indicated that there are insufficient park in-lieu fees generated by other residential developments to fund any portion of the East Dougherty Hills Park without impacting the City ' s ability to improve other parks , including Kolb, Dolan , Shannon and Mape Parks . In recognition of this fact , as well as the fact that Staff and developer disagree as to the land valuation, Staff and the developer have conceptually agreed to a compromise which Staff recommends the City Council support . The compromise is as follows : Developer Commitment 1 . The Developer would construct only the basic park improvements identified above . 2 . The Developer would build the park to City design and specifications . City Commitment 1 . The City would not require appraisal of property and permit the development of the East Dougherty Hills Park to proceed with development of The Villages . 2 . The City would withdraw its condition that a swimming facility for the single family development be constructed. This would result in a cost savings to the developer as well as maintain two single family lots . 3 . The City will utilize a Request for Proposal process to select a firm to provide the working drawings and assist with inspection of the park. The City agrees to invite David Gates & Associates to submit a Request for Proposal as well as other consultants . 4 . The City will endeavor to supply grading plans of the park to the developer in order that the grading of the park can be accomplished within the developer ' s overall grading time frame . 3 _ 5 . The City agrees that drinking fountains installed in the park shall be located adjacent to pressurized mains within the irrigation system. Pressurized pipes will not 'specifically "be extended for the purpose of installing drinking fountains . No sewer hookups are required for the drinking fountains . 6 . The City agrees to permit the developer. to design the masonry and tubular steel fence along Dougherty Road consistent with the development sound wall and entry design, subject to City' s Site Development Review. 7 . The. City agrees to allow the developer to have input into the park design process in order to effect cost savings . The .developer ' s input will not be at the expense of proper specifications , but will be intended to avoid the inefficient expenditure of funds . Under this proposal the developer would not be given credit for private recreation areas . If the City Council were to support this compromise park proposal the developer ' s park contribution per dwelling unit including land and improvements is estimated to range from $1, 337 - $1, 435/unit depending - on the approved density . This assumes that the 5 acres dedicated to the City is worth $4 . 00/sq ft . If a lower land value is given as the developer suggested, the contribution per unit would be even less . If the City Council requested a contribution for the net acreage toward in lieu fees based upon $4 . 00/sq ft, the developers contribution would be $1, 568 per unit irrespective of the approved density. The developer has submitted a letter dated March 19 , 1986 .which requests .concessions from the City related to other issues involving other aspects of the project. Some of these concessions Staff cannot support because the= committments are too vague and broad, specifically items ' 3 and 4 identified on page two of the Rafanelli and Nahas letter dated March 19 , 1986. Staff recommends support of a compromise park proposal as .identified in the Staff report . - 4 - .