HomeMy WebLinkAboutItem 6.1 Sycamore-FairwayRchRezone
CITY CLERK
File # D~I3][Q]-~G2]
4 I ()-.3o
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: April 17, 2007
SUBJECT:
PUBLIC HEARING: PA 06-037 Sycamore Grove/Fairway
Ranch submitted by James Tong on behalf of Dublin Ranch
Holdings LLC (aka Lin Family) to consider amending the Area B-E
Planned Development rezone and Site Development Review for 304
condominium units on 8.8 gross acres (6.4 net acres).
Report Prepared by Michael A. Porto, Consulting Project Planner
ATTACHMENTS:
1) An Ordinance amending the Planned Development district for
Dublin Ranch Areas B, C, D, & E to include PD-High-Density
Residential with live/work units for Sycamore Grove within the
Fairway Ranch Project.
2) Resolution approving an amendment to the Site Development
Review for Sycamore Grove within the Fairway Ranch Project P A
06-03 7.
3) Vicinity Map.
4) Location Map.
5) Applicant's submittal package dated March 21, 2007.
6) Planning Commission Minutes.
RECOMMENDATION: 1) Receive Staff presentation;
^ V 2) Open the public hearing;
LJ\ 3) Take testimony from the Applicant and the public;
4) Close the public hearing;
~ 5) Deliberate;
6) Waive reading and introduce an Ordinance (Attachment 1)
amending the Planned Development district for Dublin Ranch
Areas B, C, D, & E to include PD-High-Density Residential with
live/work units for Sycamore Grove within the Fairway Ranch
Project; and
7) Adopt Resolution approving the amended Site Development
Review for Sycamore GrovelFairway Ranch (P A 06-037)
(Attachment 2).
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COpy TO: ApplicantIProperty Owner
File
In House Distribution
ITEM NO.
6.1
Page 1 of 12
J:\P A#\2006\06-03 7 The Groves Condominium\CC\CCSR Groves 4-17 -07.doc
6
FINANCIAL STATEMENT:
None.
PROJECT DESCRIPTION:
Background
Sycamore Grove is the third phase of the project known as Fairway Ranch in the Eastern Dublin Specific
Plan Area. Fairway Ranch is the 24.5 gross acre project within the Dublin Ranch project and Lin Family
holdings approved in 2003 as P A 03-010 for high-density residential use (greater than 25 units per acre)
for development in three phases. More recently, the 3-phase project has been renamed and is now known
as Sycamore Grove. Phase 1 includes 322 units of Senior citizen apartments known as Cedar and Pine
Groves. Phase 2 is a 304-unit complex of family apartments (leased rental units) known as Oak Grove.
Phase 3 is the proposed Sycamore Grove project, which would be comprised of 304 condominium (for
sale) units as originally approved with PA 03-010. However, the current application (PA 06-037)
proposes to redesign and reconfigure the previous approval, including additional parking, and substitutes a
residential Live-Work townhouse component along Dublin Boulevard. All three phases of Fairway Ranch
include a number of affordable units under the City's Inclusionary Zoning Regulations and an Affordable
Housing Agreement with the City that enables the Fairway Ranch project to provide the required
affordable units for other neighborhoods within the greater Dublin Ranch project area.
The Fairway Ranch project initially was approved for 744 units within a larger 4-parcel subdivision
approved as Tentative Tract 7453. The fourth parcel within the approved Tract Map was not a part of
Fairway Ranch. The Tentative Tract Map was approved by Resolution 03..31 adopted by the Planning
Commission on June 24, 2003. However, the Planning Commission deferred approval authority for the
Site Development Review to the City Council primarily due to density bonus issues. On July 1, 2003, the
City Council adopted Resolution 149-03 approving a Site Development Review for all three phases.
Consistent with the original approval, this amended Site Development Review is proposed to be approved
by City Council.
Existing Site Conditions and Uses:
The overall Fairway Ranch project is located in Dublin Ranch Area B within the Eastern Dublin Specific
Plan (see Attachment 3). It is bounded by Central Parkway on the north, Dublin Boulevard on the south,
Keegan Street on the west, and Lockhart Street on the east. The Sycamore Grove condominium site is the
most southerly of the three phases which comprise the 8.8 gross acre site (6.4 net acres) and generally
rectangular in shape, bounded by public right-of-way for Lockhart Street on the east, Keegan Street on the
west, and Dublin Boulevard on the south. Maguire Way, a private street, serves as the northerly boundary
and separates the proposed Sycamore Grove from the Oak Grove project to the north, a 304-unit multi-
family apartment complex; a portion currently under construction and a portion currently being occupied.
Other uses and land use designations surrounding the proposed project include: to the west, across
Keegan Street - the Terraces at Dublin Ranch Villages (a high-density residential development, a portion
of which is occupied and a portion still under construction), and currently vacant land to the south and east
zoned for Campus Office and Pledium-density residential respectively.
Currently, the average existing slope across the Sycamore Grove site is typically less than 1 % which is
due to the rough grading of the southerly portion of the site that has occurred to create a level building
pad. The grading has resulted in an embankment approximately five feet in height around the perimeter
behind the current right-of-way for the three public streets. Surrounding the property along Dublin
Boulevard and turning the comers of both Keegan and Lockhart Streets, a four-foot to five-foot high
embankment transitions the flat graded building pad area to the sidewalks which were installed with the
recently constructed street improvements.
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The Project Site is currently vacant but recently served as the staging area for the first two phases of the
Fairway Ranch project completed or nearly completed to the north. There are no permanent structures on
the property. Also, there are no existing drainage courses or any native vegetation on-site.
Initial Approval
The 930 units approved for all three phases of Fairway Ranch included a 186-unit density bonus as an
incentive for providing affordable housing under the City's density bonus regulations. The affordable
housing allocation for the 304-unit condominium Sycamore Grove phase was designated and approved to
include 52 units reserved for sale to moderate income households. Ultimately, 589 units of the 930 units
in the Fairway Ranch Project (or 63% of the units) were approved as affordable units, primarily consisting
of apartments.
The Site Development Review plan originally approved for the Sycamore Grove phase generally was
shown as a mirror image of the 304-unit Oak Grove multi-family apartment project immediately to the
north. For each of these two projects, the configuration was approved as a four-story residential building
complex surrounding a five-level, centrally-located parking structure. Zoning was not considered with the
original approval as the proposed project complied with the requirements of the Area B-E approvals for
Dublin Ranch through Ordinance 24-97 dated December 2, 1997 and through the City Council Resolution
141-97 dated November 18, 1997 which predates the Stage 1 and Stage 2 Development Plans referenced
in Chapter 8.32 (Planned Development Zoning District) ofthe City of Dublin's Zoning Ordinance.
Current ProposaVProject Description
The applicant is proposing to redesign the Sycamore Grove phase of Fairway Ranch to diversify the
proposed residential product by introducing a new and innovative residential concept. The current
proposal is to develop a 3-story row of 22 Live-Work townhouse units along Dublin Boulevard. Behind
this frontage, a total of 278 units would be developed as condominium flats in two podium structure
buildings (east and west) joined by a deck-level courtyard above two levels of subterranean and partially
subterranean parking. The remaining four (4) townhouse units would be developed as standard 3-story
townhouses located at the comers at Keegan and Lockhart Streets, two on each side, and serving as a
transition between the podium structure and the Live-Work units along Dublin Boulevard.
The residential unit count would not exceed the 304 units allowed by the original approval, but would
result in a different residential product mix and plan configuration rather than duplicate the layout of the
304 units of multi-family apartments to the north (Oak Grove). Since the proposed Live-Work units
would be the first of their kind within the City of Dublin, standards currently have been proposed for
regulating this type of use within this neighborhood requiring an amendment to the existing Area B-E
Planned Development for Dublin Ranch. The change in the design of this project will also result in the
provision of significantly more on-site parking provided primarily within a two-level parking structure
that also serves as a podium for the condominium flats.
ANALYSIS:
General Plan/Specific Plan and Zoning
The General Plan designates the subject property as High-Density Residential. Section 1.8.1 of the
General Plan describes the land use classification of High-Density Residential, but does not expressly
preclude accessory commercial uses. No change is proposed for the underlying land-use designation of
High-Density Residential established at the time the original Area B-E zoning was approved.
Furthermore, Section 2.1.1 of the General Plan establishes a guiding policy to encourage housing of
"varied types, sizes and prices to meet current and future needs of all Dublin residents." The Live-Work
component could be determined as an accessory use to the established High-Density Residential use and
therefore, compatible and consistent with the General Plan.
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The Eastern Dublin Specific Plan designates the subject property as Town Center-Residential. Section
4.9.3 of the Eastern Dublin Specific Plan describes the planning subarea of Town Center-Residential, but
it does not expressly preclude accessory commercial uses. Furthermore, Section 4.3.2 Eastern Dublin
Specific Plan sets forth a goal of establishing an "attractive and vital community that provides a balanced
and fully integrated range of residential, commercial, employment, recreational, and social opportunities."
The LivelWork units encourage a balanced mixed-use community, as supported by the Eastern Dublin
Specific Plan.
Thus, provided that the commercial-use portion of the proposed Live-Work units constitutes an accessory
use, the City Council may find that they are 90nsistent with the General Plan's High-Density Residential
designation and the Eastern Dublin Specific Plan's Town Center-Residential designation for the subject
property because the primary use of the units will be residential. The square footage of Live-Work units
reflect the accessory nature of the commercial portion of the units, and business uses are restricted to those
owned and operated by the unit owner or unit tenant.
In sum, both the General Plan and Eastern Dublin Specific Plan encourage variety within the housing
options for Dublin residents which the proposed Live-Work units would uniquely achieve.
The amended Area B-E Planned Development rezone establishes the permitted and conditional uses.
Uses associated with the Live-Work residential units have been included as part of this proposed
Amendment to the PD zoning previously approved as accessory uses.
Amendment to the original Area B-E Planned Development Rezone
This amendment would establish the Permitted, Conditional, and Prohibited uses within the Live- Work
units. Because this project was approved under the existing Area B-E Planned Development, it is
appropriate to amend the Planned Development document to modify the land uses to permit and regulate
uses in the area described as "Live-Work". In keeping with the Live-Work concept, Permitted uses
generally are limited to: a) local serving retail and craft-related uses, and b) offices for business,
professional, and financial services. Prohibited uses are those generally associated with high customer
traffic, noise, waste generation, and others with the potential for nuisance. The uses are specifically
identified in the draft Ordinance (Attachment 1) and would be subject to obtaining a City business license.
Planned Development rezone (now commonly known as Stage 1 and Stage 2 Planned Developments), as
provided by Section 8.32 of the Zoning Ordinance, typically also include:
1. Site Development Standards - The Site Development standards remain unchanged from the
previous approval.
2. Parking Standards - The Parking standards remain unchanged from the previous approval.
However, the proposed parking to be provided exceeds the citywide standard and the Planned
Development Standards and is addressed in the Site Development Review.
3. Architectural Design Standards - The Architectural Design standards have been expanded to
include the Live-Work and townhouse units, and will be discussed below.
4. Traffic, Circulation, Streetscape & Access - These elements have been modified to reflect the
revised configuration, and will be discussed below.
5. Landscape & Open Space Standards - The Landscape & Open Space standards remain unchanged
from the previous approval.
6. Phasing - The project is proposed to be developed in two phases: The two levels of subterranean
parking and podium structure would be constructed initially. Phase I involves the westerly portion
of the project site and Phase II would be development of the easterly portion.
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Site Development Review
The Site Development Review is required to address: 1) proposed uses, 2) site layout, 3) access, 4)
compatibility with surrounding and adjacent uses, 5) effects on residents and workers, and 6) insuring an
attractive environment.
As described above, the 304 units would be distributed as: a) 22 Live-Work townhouse units, b) four (4)
standard townhouse transition units, and c) 278 condominium flats (some with optional 10ft) above or
surrounding the perimeter of the podium structure. The 22 Live-Work townhouse units represent a new
and innovative use for the City. The concept of Live-Work housing generally is described as a residential
use that allows the occupant to work from the home. Live-Work uses, unlike home occupations, would
allow limited client or customer traffic and employee support; a home occupation would prohibit it.
The goal of the revised layout for the Live-Work units fronting Dublin Boulevard is to reduce the massing
of the structures. By keeping the Dublin Boulevard elevation at three stories, a more pedestrian scale is
created. Also, the row of Live-Work units provides screening along the south elevation of the partially
subterranean parking structure. The previously approved project would have placed a 4-story residential
structure on a raised berm for the length of the Dublin Boulevard frontage. Therefore, the proposed
project would reduce the building mass along the Dublin Boulevard streets cape.
The proposed project would be divided into two phases, easterly and westerly as discussed above. Each
phase would include eleven Live-Work units and two standard townhouses transitioning at three stories in
height. Each eleven-unit group would be divided by a paseo or courtyard walkway into 2 clusters, a five-
unit cluster and a six-unit cluster. The westerly or first phase of podium flats will include 135 units of
one, two, and three bedroom units, some of which contain optional loft space. Phase 2 also would include
11 Live-Work townhouses, two standard three-story townhouses, and 143 units of one, two, and three
bedroom units, some of which contain optional lofts, as well.
Table 1: Unit Summary
PlanA 1 Bedroom/1 Bath 808 sf 23 32 55
Plan A-1 1 Bedroom/1 Bath 934 sf 6 12 18
Plan A-L 1 Bedroom with Loft 952 sf 9 12 21
Plan B 2 Bedroom/2 Bath 1,186 sf 55 46 101
Plan B-L 2 Bedroom with Loft 1,330 sf 22 19 41
Plan C 3 Bedroom/ 1,375 sf 16 18 34
Plan C-L 3 Bedroom with Loft 1,519 sf 4 4 8
subtotal 135 143 278
Plan 0 Townhouse 1,800 sf 2 2 4
Plan E LivelWork Units 2,150 sf 11 11 22
TOTAL 148 156 304
Live-Work Units - Each of the twenty-two 3-story Live-Work units is approximately 2,150 square feet
with the ground floor allocating a work area of approximately 658 square feet (25 feet x 25.5 feet), a
handicapped accessible bath, closet, and the ground floor portion of the stairs. Thus, the work area
consists of less than a third of the overall square footage of the Live-Work unit.
Levels two and three include exclusive living quarters comprised of two bedrooms, two b~throoms, a
kitchen, a living room, and a dining room. Each unit has ground-level private patio or garden space both
in the front and back and within upper level terraces. A portion of the ground floor area may be optionally
partitioned as a third bedroom subject to building code requirements. The Live-Work units will have
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direct access at grade from the parking area to the Live-Work Garden Court, as well as direct access
through an individual front garden to Dublin Boulevard. Customers and guests for the Live-Work units
would be directed to the front garden entries along Dublin Boulevard. With the potential for commercial
use, all ground floor areas of the Live-Work units must be handicapped accessible.
The Live-Work Garden Court, both easterly and westerly, separates the individual Live-Work units from
the parking structure, and provides the LivelW ork residents and standard townhouse units with private
access and gathering spaces. Each area will be highlighted with specialty pavements, providing its
identity while reducing the linear nature of the space. Stone veneered seat walls, as well as planter walls
with lighted pilasters at the gated entries to the private patios, and trellis structures will provide scale
relief, define individual spaces, and introduce shade and a ceiling plane in the form of the proposed trellis
structure. Plantings consisting of flowering trees, shrubs, and foundation plantings would be consistent
with the residential theme and enhance the pedestrian scale. A fountain will be proposed in the center of
each space as focal element, providing visual and auditory stimulation. It is intended that the Live-Work
units be restricted to owner/tenants who will use the units for Live-Work purposes (see condition # 2 of
Attachment 2).
Townhouses - The four townhouse units will be used to transition the Live-Work units along the Dublin
Boulevard frontage to the podium structure. They will also serve to screen the exposed comer of the at-
grade portion of the parking garage. Designed similar to a Live-Work unit, the 3-story, 1,800 square foot
townhouse provides a large ground floor living/dining combination area with a kitchen and bathroom
having handicapped access. A bedroom and bathroom are located on each of the second and third floors
with an option to convert a portion of the ground floor living space to a third bedroom. Each third floor
also incorporates a roof deck for additional private open space. The townhouse units will have direct
access at grade from the parking area to the Live-Work Garden Court, as well as direct access through an
individual front garden to Dublin Boulevard. Each unit is provided with private open space within private
patio or garden space at ground level in both the front and back of the unit and through upper level
terraces.
Condominium Podium Units - As with the previous approval, the project is primarily comprised of
condominiums. Of the 304 units previously approved, 278 units would remain within the character and
concept of the original approval. However, the layout for these units is revised due to changes in the
structured parking. Three to four stories of condominiums would be built against or on top of the podium
structure above the two levels of partially subterranean parking. Each unit within the podium buildings
will have interior entrances. Direct access from the parking garages to the units will he provided via
elevators and stairwells located in the lobbies of each building. Unit sizes range from 808 square feet to
1,375 square feet with some units having optional loft space and/or rooftop terrace or mezzanine space.
A large central courtyard and recreation area will be provided with on-site amenities including a pool, spa,
management office, and recreation room to accommodate a full range of indoor recreational and
community activities. In addition, each podium will also have a large, interior landscaped courtyard for
passive activities that will be accessible to all residents.
The proposed amendment is consistent with the General Plan and the Eastern Dublin Specific Plan. All
proposed uses are consistent with the permitted uses approved with the existing Area B-E Development
Plan, and proposed densities remain within the standards established.
Parking
The original Planned Development Zoning for Dublin Ranch Area B (including all three phases of
Fairway Ranch) was adopted with a parking requirement of 1.9 spaces per unit for projects exceeding 25
units per acre. However, the Planned Development zoning provides allowances, and the City has the
ability to grant reductions, in parking requirements in exchange for providing senior apartment units and
. Page 6 of 12
as an incentive to provide affordable housing units. Since corresponding requirements for reduced
parking were not stipulated, a parking study was conducted with recommendations as to the minimum
parking ratio requirements for each housing type. The result was an over all parking ratio of 1.56 spaces
per unit for the senior, affordable, and market rate units based on the recommendations in the parking
study.
Among the three phases approved for Fairway Ranch, a total of 1,453 spaces were provided with the Site
Development Review. This figure reflected parking ratios of: 1) 1.17 spaces per unit for the 322 senior
apartment units in Cedar and Pine Groves; 2) 1.54 spaces per unit for the affordable units in both Oak
Grove (243 apartments) and Sycamore Grove (52 condominiums); and 3) 1.9 space per unit for market
rate units in both Oak Grove (61 apartments) and Sycamore Grove (252 condominiums). The over all
parking ratio was approved at 1.56 spaces per unit which was consistent with the recommendations of the
parking study. With 577 parking spaces and blended parking ratios for both affordable and market rate
units, the Sycamore Grove condominium phase was approved with an overall parking ratio which met the
requirement of 1.9 spaces per unit consistent with the original requirement.
As with the previously approved plan, resident parking for all of the units and most of the guest or
customer parking is provided within structured parking. The current proposal would provide a total of
744 parking spaces compared to the 577 spaces approved for the original 304-unit project. The resulting
parking ratio would be 2.45 spaces per unit which exceeds the ratio of 1.9 spaces per unit in the previously
approved plan. Current City standards for multi-family housing require 1.5 spaces per I-bedroom unit
and 2.5 spaces per unit with 2 bedrooms or more; both figures include a guest parking requirement of .5
spaces per unit. This standard also applies to townhouses. Parking for the Live-Work and standard
townhouse units would be located within a gated area on the upper level (ground level) of the structure
with direct access to the Live-Work Garden Court along the rear of the units.
Live-Work occupants often have only one vehicle since the need typically is for less reliance on
commuting by automobile since the occupants live and work in the same place. With respect to guest or
customers, parking demand would be countercyclical to residential guest parking. The standard 2.5
spaces per unit should be sufficient Also, since this project provides parking in excess of standard
requirements, any overflow parking should be easily accommodated.
At 1.5 parking spaces per unit, the ninety-four one-bedroom units would. require 141 spaces to comply
with the City's residential parking standard. At 2.5 spaces per unit, the remaining 210 units would be
required to provide 525 parking stalls. The combined parking requirement for the revised project proposal
would be a total of 666 parking spaces. The applicant is proposing 744 parking spaces, well in excess of
the requirement. Nearly all on-site parking will be located within the enclosed parking structure,
including 138 designated guest parking spaces. Only 20 of the non-resident parking spaces will be on-site
surface spaces for guests, visitors, and customers of the Live-Work units. The residential parking within
the structure will be gated so that only residents with an access code will be able to enter those designated
parking areas.
On-site parking provided by the revised plan exceeds the parking requirements established by the City's
Off-Street Parking And Loading Regulations (Chapter 8.76). The table below depicts the number of
parking spaces shown on the parking plan for the revised Sycamore Grove condominium residential
project.
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Table 2: Parking Summary
RESIDENT
Re uired
Provided
1 bedroom or less 94x 1 = 94 38 56
2 bedroom or more 210 x 2 = 420 220 200
514 258 256
Standard 265 266 531
Tandem 2 2 4
Unassigned (Std. 10 28 38
S ace
Accessible 7 6 13
Resident Sub-Total
Provided 284 302 586
GUEST
Required
Provided
.5 space per unit .5x304= 152 74 78
Standard 64 65 129
Accessible 5 4 9
Surface/Street 10 10 20
Guest Sub-Total
Provided 79 79 158
666 363 381 744
2.45
S aces/Unit
Total S aces
Over All
Ratio
Architecture
Architectural Design typically is adopted as part of the Development Plan and also addressed in the Site
Development Review. As with the previous approval and in keeping with the first two phases of The
GroveslFairway Ranch project, the general design theme and concept for the building exteriors reflect
upscale elements of the Craftsman style. The currently proposed project represents a higher quality and
design detail than the previously approved project. A stone base modulates the streetscape, and plaster
surfaces are relieved with horizontal siding. Given the mass and scale of three and four-story structures, a
variety of materials and color schemes are used to simulate the features of a wooden structure. The Live-
Work and standard townhouse units are expressed as individual row houses; the 3-story height reduces the
overall height and building mass from the previously approved project (four stories raised above Dublin
Boulevard on a dirt berm). Additionally, with the front garden access to Dublin Boulevard, the
appearance of the structures will have much more of a pedestrian-oriented scale.
With the building height in mind, exterior facade planes have been varied extensively in terms of depth,
color, and materials to provide visual interest and reduce mass. Massing at the top is articulated with
dormer windows on a series of gables. The rooflines, accent gables, and parapets create an interesting
silhouette for otherwise large-mass structures and provide screening for roof-mounted equipment such as
HV AC and elevator housing.
Exterior and decorative elements include simulated hardboard siding, cultured stone veneer details,
concrete roof tile shingles, wooden accent trims, and window mullion patterns. Attention has been paid to
the articulation of exterior fayades, rooflines, window openings, and terraces. The residential Craftsman
qualities are further expressed with trellises and low arches over balconies, metal railings, upper sash
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divided lights, and horizontal bandings. As required with previous development, architectural elements
will be required to be articulated on all elevations of each building.
The color and materials palette is reflective of natural tones identified with the craftsman style including
tones of natural elements of wood and stone in browns, grays, and tans. A color and materials board will
be incorporated and adopted as part of the Architectural Design Standards for the revised elevations. The
color scheme combined with the elevation style and the floor plans contribute to an integrated street scene.
The site slopes north to south from the existing multi-family Oak Grove project toward Dublin Boulevard.
This building design takes advantage of the topography and nestles the parking structure into the grade.
Given the scale and density of this project, the exterior design, open space, and color schemes provide an
interesting and attractive image that is compatible with the surrounding and adjacent uses and ensures an
attractive environment.
Vehicular Access/Circulation
Since all of the streets bordering the Project site currently exist, no new streets will be required. Vehicular
access to the parking structure will be from all three public rights-of-way abutting the project site.
Primary access points would be located along Keegan Street and Lockhart Street. A secondary entrance
will be provided off of Dublin Boulevard for residents as well as deliveries and maintenance personnel.
However, guests and residents will be encouraged to enter at the Keegan and Lockhart Street entrances.
Each of the parking structures is served by a motorcourt roundabout with curb drop-off, short-duration
parking, and access to the main garage beyond. No parking will be permitted along Dublin Boulevard.
Maguire Street is a private street to the north which was constructed in conjunction with Phase 2 of
Fairway Ranch, the multi-family Oak Grove apartments north of the project site. There will be no
vehicular entry to Sycamore Grove condominium from Maguire Street. Only emergency access and trash
collection vehicles would be allowed. Also, some surface guest parking will be located along that private
street. Two short-term delivery locations have also been provided on Lockhart and Keegan Streets near
the intersection with Dublin Boulevard.
Building entries for pedestrians to the podium structure are located from both Keegan Street and Lockhart
Street. Residential access between the parking structure and the units is discussed above in the
description of the units.
Landscape
A conceptual landscape plan has been prepared and a landscape palette provided. Since the proposed
project would be a high-density development with substantial coverage, landscaping is emphasized and
addressed in the building setback or berm areas, parking structure entrances, the three podium courtyards,
the Live-Work Garden Court, and the Live-Work garden entrances along Dublin Boulevard.
Elements other than plant materials included in the plan are planter walls, fountains, gates, lighting,
benches, trash receptacles, and decorative paving, as well as special decorative and recreational features.
Amenities of the Live-Work Garden Court were discussed above in the description of that residential
component. The central recreation and pool areas and the two interior courtyards offer three interior
courtyard designs in terms of paved surface materials, patterns, landscaping, and other amenities.
East & West Podium Courtyards - These residential-scale courtyards will provide garden space over the
parking structure through the central courtyard. Specialty paving will be utilized at pedestrian
intersections, focal areas, the center axis, and gathering spaces. Walls providing privacy to deck level
residents will be constructed of materials complementary to the building and with lighted pilasters at gated
entries. Multiple water elements are proposed to provide focal and audible areas of interest. Plantings
will be used to provide residential scale, provide shade, and buffer the architecture.
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Center Podium Courtyard and Recreation Area - The resort-themed improvements serve as the central
activity area including a 25-meter pool and crescent-shaped spa on a north-south access. Other amenities
include a gas fire pit, trellis shade structures, and other spaces for social interaction. Five resort-style
cabanas provide entertainment space. Covered showers in pods of three will be located east and west of
the pool. A 4-foot high planter with one foot of fencing on top separates the pool area from the deck level
residential space. Open fence sections at the center entry and pool provide views from non-residential
areas. Gates at four locations are accentuated by specialty paving and connect the activity centers
including the clubhouse, pool house, and rest rooms. The clubhouse is located at the north end of the
courtyard near Maguire Way. Plantings are proposed to be tropically-themed. A perimeter path borders
the pool area providing residents with access to all three courtyard areas.
Sign Plan
The applicant has submitted a sign plan which addresses project identification, building entries, vehicular
circulation, pedestrian circulation, and identification for Live-Work businesses. It also includes regulatory
signage for mandatory po stings and emergency routes. The proposed materials, motif, and scale are
consistent with the Craftsman architectural theme. The sign plan may be approved separately and
administratively from the proposed Site Development Review, but also serves as an important design
element.
Planning Commission Study Session
On January 9, 2007, the Planning Commission reviewed the applicant's proposal to amend the original
Area B-E Planned Development to provide LivelWork units and to modify the previously approved Site
Development Review. The Planning Commission was generally complimentary of the revised
architecture design due in part to the reduced massing along Dublin Boulevard. The Planning
Commission did raise concerns about noise-generating uses from the list of proposed uses. Staff has
reviewed the uses and either eliminated or further defined such uses to reduce the noise-generating aspects
of the land use (see the Ordinance, Attachment 1).
The Planning Commission also discussed trash and recycling on the project. Additional research has been
conducted and changes have been incorporated into the plans to accommodate different trash components
and recycling needs as defined by City Ordinance and confirmed by the local waste management company
charged with the collection duties of this project.
Planning Commission Hearing
The Planning Commission, at their hearing of March 27,2007, reviewed the proposed project and the list
of permitted and conditionally permitted uses and asked a series of questions relative to architectural
design specifically roof material. Staff and the applicant responded to the questions and the Planning
Commission moved to approve the project, recommending it to the City Council for review and approval.
Because the original approval for the project was by the City Council, the Planning Commission deferred
their authority to the City Council for consistency with the original approval. Minutes from the Planning
Commission meeting are included as Attachment 6.
Public Art
The project will be subject to the City's Public Art Ordinance. A public art scheme is proposed with the
Preliminary Landscape Plans for the two pedestrian entrance areas off of Keegan and Lockhart Streets. A
condition of approval has been included for Public Art (see Attachment 2 Condition 3, page 4) and will be
initiated at a future date. The required easement defining the location of the public art areas will be shown
on the final map.
Page 10 of 12
Vesting Tentative Tract Maps
The project is entirely within the limits of Parcel 3 of Tract Map 7453, and no modification to the
boundaries would be required. Therefore, a new map would not be required for the project as proposed.
Development Agreement/Affordable Housing Agreement
The Fairway Ranch project is subject to a Development Agreement which includes a Density Bonus for
the provision of affordable housing. Subsequently, an Affordable Housing Agreement was executed
which also includes provisions for a $4.5 million loan repayable upon sale of the units. The proposed
project would not affect the terms and conditions of the Development Agreement or Affordable Housing
Agreement currently in place.
ENVIRONMENTAL REVIEW:
The project is located within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific Plan (SCH #
91103064), certified by the City Council in Resolution No. 51-93 and Addenda dated May 4, 1993 and
August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated
several subsequent actions related to future development in Eastern Dublin. The EIR did identify some
impacts from implementation of the General Plan Amendment/Specific Plan that could not be mitigated.
Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts.
The City also adopted a mitigation-monitoring program, which included numerous measures intended to
reduce impacts from the development of the Eastern Dublin area.
In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the
Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fairway Ranch site.
After completing an Initial Study, it was determined that the rezoning would not have any significant
environmental impacts which were not already adequately described and analyzed in the Program EIR.
Government Code section 65457 provides that any residential project that is consistent with a specific
plan for which an EIR has been certified is exempt from CEQA, unless a supplemental EIR is required.
The City prepared an Initial Study, dated June 2003, for the project to determine whether there will be
supplemental environmental impacts occurring as a result of this project beyond or different from those
already addressed in the Program EIR and the 1997 Negative Declaration. The Initial Study has resulted
in the conclusion that the proposed project could not have a significant effect on the environment.
No further environmental document will be prepared because the environmental impacts of this project
were fully addressed by the final EIR for the Eastern Dublin General Plan Amendment, Specific Plan and
subsequent Addenda, and the 1997 Negative Declaration. . No significant new information has arisen for
this project during the preparation of this Initial Study that would require further environmental review. A
finding will therefore be included in the resolution prepared for the Council to approve the SDR, finding
the project exempt on the basis of Government Code section 65457 of the California Environmental
Quality Act.
Page 11 of 12
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was
also published in the Valley Times and posted at several locations throughout the City.
CONCLUSION:
The proposed project is superior to the plan previously approved for the third phase of Fairway Ranch
under PA 03-010. The project would still be a maximum of 304 units and provide for 52 moderate-
income units, meeting the requirements of Dublin's Inclusionary Zoning Regulations, the Conditions of
Approval of the previous Fairway Ranch SDR, the Affordable Housing Agreement, and the Development
Agreement executed for this portion of the overall Fairway Ranch project. The proposed Sycamore Grove
condominium project would still be a high-density residential community but is proposed to be redesigned
with two podium buildings as well as several separate buildings containing attached Live-Work and
standard townhouses. The 3-story Live-Work townhouses along Dublin Boulevard reduce the mass and
scale of the project than that previously proposed.
The additional parking brings the project into compliance with the current parking requirements for multi-
family residential use, and the project remains compatible with the existing and surrounding neighborhood
and uses.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public
hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing; 5) Deliberate;
6) Waive reading and introduce an Ordinance (Attachment 1) amending the Planned Development district
for Dublin Ranch Areas B, C, D, & E to include PD-High-Density Residential with live/work units for
Sycamore Grove within the Fairway Ranch Project, and 7) Adopt Resolution approving the amended Site
Development Review for Sycamore GrovelFairway Ranch (P A 06-037) (Attachment 2).
Page 12 of 12
i 148
ORDINANCE NO. XX- 07
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***********************************************
APPROVING AN AMENDMENT TO THE PLANNED DEVELOPMENT DISTRICT OF
DUBLIN RANCH AREAS B, C, D AND E (P A 96-039) SPECIFICALLY FOR THE PROJECT
KNOWN AS SYCAMORE GROVE WITHIN FAIRWAY RANCH (PA 03-010) LOCATED
WITHIN THE EASTERN DUBLIN SPECIFIC PLAN AREA TO INCLUDE LIVE-WORK UNITS
WITHIN THE PD-HIGH-DENSITY RESIDENTIAL ZONE
i P A 06-037
The Dublin City Council does ordain as follows:
SECTION 1: Recitals
A. By Ordinance No. 24-97, the City Council rezoned the approximately 452.6 acres known
as the Dublin Ranch Areas A,B,C, D and E to a Planned Development Zoning District, which allows for
residential uses in the Sycamore Grove project (PA 06-037) within the Fairway Ranch project (PA 03-
010), which is a part of the PD District known as Dublin Ranch Areas B, C, D, and E (PA 96-039).
B. This Ordinance amends the Planned Development Zoning to allow Live-Work units to the extent
that such units allow a work use that is accessory to the primary residential use in the Sycamore Grove
project (PA 06-037) within the Fairway Ranch project (PA 03-010), which is a part of the PD District
known as Dublin Ranch Areas B,C, D, and E (P A 96-039).
SECTION 2: Findings
A. Pursuant to Sections 8.120.050.A and B of the DublirrMunicipal Code, the City Council finds as
follows.
The Planned Development rezone for PD-High-Density Residential with Live-Work Units for the PD
District known as Dublin Ranch Areas B, C, D and E (P A 96-039), specifically for the Sycamore Grove
project (PA 06-037) within the Fairway Ranch project (PA 03-010) satisfies the following required
findings:
1. Development of the Sycamore Grove project under the PD-Planned Development zoning will
be harmonious and compatible with existing and future development in the surrounding area in
that the land uses establish neighborhoods, provide open space amenities, and allow for a
variety of housing types, including affordable housing. The land uses and site plan provide
effective transitions to surrounding development which is characterized by the proposed
vehicular and pedestrian circulation system.
2. The proposed Planned Development rezone for PD-High Density Residential with Live-Work
Units for the Sycamore Grove project has been designed to accommodate the topography of
the project site which typically is characterized as vacant, sloping from north to south suitable
for High Density Residential development, and therefore physically suitable for the type and
intensity of the proposed development.
3. The proposed Planned Development rezone for PD-High Density Residential with Live-Work
Units for the Sycamore Grove project will not adversely affect the health or safety of persons
~ III 0 1 J..f.et'V7~" 1
Attachment 1 .
2- '1'I.l~
residing or working in the vicinity, or be detrimental to the public health, safety and welfare in
that the project will comply with all applicable development regulations and standards and will
implement all adopted mitigation measures.
4. The proposed Planned Development rezone for PD-High Density Residential with Live-Work
Units for the Sycamore Grove project is consistent with the Dublin General Plan, the Eastern
Dublin Specific Plan, and the PD-Planned Development zoning district for Dublin Ranch
Areas B, C, D and E (PA 96-039) adopted in 1997 by City Council Ordinance 141-97, and the
Fairway Ranch project (PA 03-010) approved in 2003 by City Council Resolution 149-03 in
that:
(a) The General Plan designates the subject property as high density residential, but does
not expressly preclude accessory commercial uses within this designation.
(b) The Eastern Dublin Specific Plan designates the subject property as Town Center-
Residential, but does not expressly preclude accessory commercial uses within this
designation. Live-Work units constitute an accessory use consistent with the City's
General Plan and the Eastern Dublin Specific Plan because the primary use of the units
will be residential.
(c) The square footage of the proposed Live- Work units reflect the accessory nature of the
commercial portion of the units as the square footage of each Live- Work unit dedicated
to ''work'' purposes is less than one-third of the total square footage of each Live- Work
unit. Furthermore, commercial uses are restricted to those owned and operated by the
unit owner or unit tenant.
(d) Section 2.1.1 of the General Plan establishes a guiding policy to encourage housing of
"varied types, sizes and prices to meet current and future needs of all Dublin residents."
Section 4.3.2 Eastern Dublin Specific Plan sets forth a goal of establishing an
"attractive and vital community that provides a balanced and fully integrated range of
residential, commercial, employment, recreational, and social opportunities." The
proposed Live-Work units promote a balanced mixed-use community as supported by
the City's General Plan and the Eastern Dublin Specific Plan.
( e) Both the General Plan and Specific Plan encourage variety within the housing options
for Dublin residents which the proposed Live-Work units would uniquely achieve.
B. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council additionally finds as
follows.
1. The Planned Development rezone for the PD-High Density Residential with Live-Work Units
for the PD District known as Dublin Ranch Areas B, C, D and E, specifically for the Sycamore
Grove project (PA 06-037) within the Fairway Ranch project (PA 03-010), meets the purpose
and intent of Chapter 8.32 in that it provides a comprehensive development plan that is
tailored to the proposed land use designations within the site, creates a desirable use of land
that is sensitive to surrounding land uses by virtue of the layout and design of the site plan, and
uses creative design and a mix of complementary uses to create open space areas, residential
neighborhoods, and public facilities within the Area.
2
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2. Development of the Sycamore Grove project under the PD-Planned Development zoning will
be harmonious and compatible with existing and future development in the surrounding area in
that the land uses establish neighborhoods, provide open space amenities, and allow for a
variety of housing types, including affordable housing. The land uses and site plan provide
effective transitions to surrounding development which is characterized by the proposed
vehicular and pedestrian circulation system.
C. Pursuant to the California Environmental Quality Act, the proposed project generally was
addressed by a program EIR (SCH#91103064) certified on May 4, 1993 and August 22, 1994 by City
Council Resolution 51-93 for Dublin General Plan's Eastern Extended Planning Area and the Eastern
Dublin Specific Plan area and a DKS Associates Traffic Study dated December 15, 1992. An Initial
Study was prepared for the proposed Fairway Ranch project (PA 03-010) and a determination was made
that the proposed project is within the scope of the EIR previously certified and Negative Declaration
adopted by City Council Resolution 140-97 which addressed an area of approximately 453 acres in
Dublin Ranch Areas B through E, including a variety of residential and non-residential uses, as well as a
community park and that no additional negative impacts requiring additional mitigation would result from
the proposed project. Therefore, as required, prior environmental documentation has been determined to
support approval of the proposed project.
D. At its meeting of March 27, 2007, the Planning Commission adopted Resolution 07-XXX
recommending adoption of uses in the Planned Development rezone of Dublin Ranch Areas B, C, D and
E (PA 96-039) include PD-High Density Residential with Live-Work Units specifically for the project
known as Sycamore Grove (PA 06-037) within Fairway Ranch (PA 03-010) located within the Eastern
Dublin Specific Plan Area.
SECTION 3:
Pursuant to Chapter 8.120 of the City of Dublin Municipal Code, the rezone for PD-High Density
Residential with Live- Work Units is approved for the Sycamore Grove project within Fairway Ranch, 304
units of high-density residential (including 278 condominium flats, 22 Live-Work townhouses, and four
standard townhouses) on approximately 6.4 net acres of generally vacant land located north Dublin
Boulevard between Keegan Street and Lockhart Street.
APN: 985-0027-001
A vicinity map showing the Planned Development Plan area is shown below:
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SECTION 4.
The Planned Development district is hereby amended to include the following:
SA. PD - Hi2h Densitv Residential with Live-Work Units
Residential uses shall conform to those permitted and conditional uses listed under 5. PD-Hi2h
Densitv. In addition, Live-Work units may be used for certain commercial purposes to the extent
that such commercial use is accessory to the primary residential use of the Live-Work units, subject
to the provisions of this Ordinance. Commercial uses in Live- Work units shall be operated by the
unit occupant, whether unit owner or unit tenant. Commercial uses shall not occupy more than one-
third of the total square footage ofthe Live-Work unit, as indicated in the Applicant's submittal dated
March 21, 2007 and on file with the Community Development Department. All uses of Live- Work
units shall be in accordance with the following:
Permitted Uses:
a. Local-serving retail and craft-related uses including but not limited to:
1. Art Gallery
2. Artist, Graphic Design and other Artisan-related studio
3. Jewelry Artisan
4. Book Store (except adult bookstore)
5. Clothing/Apparel/Accessories fabricated on the premises
6. ComputerslElectronic Equipment service and repair
7. Craftsperson shop (woodworking, furniture making, ceramics, etc.) subject to
applicable restrictions listed under Prohibited Uses section.
8. Photographic Supply Store
9.. Photography Studio
10. Picture Framing Shop
11. Other uses found to be consistent by the Community Development Director
b. Business/professional offices and service establishments including but not limited to:
1. Administrative Offices
2. Bookkeeper
3. Business Services
4. Counseling Services
5. Desktop Publishing
6. Employment Agency/Executive Search Consulting
7. Financial Services including Mortgage Broker and Financial Planner
8. Professional Offices and Services including: Appraisal, Accounting, Architectural,
Engineering, Legal, Optometric, Miscellaneous Consulting Services, etc.
9. Real Estate or Insurance Office
10. Travel Agent
11. TutorlEducational Consultant/Instructor
12. Writer/Technical Advisor
13. Other uses found to be consistent by the Community Development Director
Conditional Uses:
1. Medical or Dental Offices
2. Sale of food and/or beverages, prepared on the premises by the owner or tenant
4
5 ~ ItiS
Prohibited Uses:
a. Any occupancy classified as an H occupancy by the California Building Standards Code
b. Adult businesses
c. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and
recreational vehicles, vehicle detailing and painting, upholstery, etc.)
d. Welding, or any open flame work
e. Machinery-related uses or activities
f. Activities involving biological or chemical substances or storage of flammable liquids or
hazardous materials that are not normally associated with residential use, require a
controlled environment or may pose a health hazard
g. Storage or Recycling, except as incidental to and in support of a permitted use for live-
work units
h. Grooming, breeding, training, boarding or raising of dogs, cats, or other animals for
profit
1. Veterinary services including animal hospitals, kennels and associated services
J. Medical and dental clinics and laboratories
k. Repair shops (of appliances, furniture, and similar items as determined by the Director of
Community Development), fix-it shops, or plumbing shops
1. Drinking and dining establishments (i.e., bars and restaurants)
m. Dance or night club
n. Take out food shops
o. Sale of food and/or beverages, other than those items prepared on the premises
p. Teaching of organized classes totaling more than six persons at a time.
q. Dry Cleaners and Laundromats
r. Fortune telling
s. Astrology, palmistry, massage and head shops and similar uses.
t. Uses with more than one full-time employee working within the live-work unit (in
addition to the permanent residents ofthe unit).
u. Any other activity or use, as determined by the Director of Community Development to
not be compatible with residential activities and/or to have the possibility of affecting the
health or safety of live/work unit residents, because of the potential for the use to create
dust, glare, heat, noise, noxious gasses, fumes, odor, smoke, traffic, vibration, electrical
interference or other impacts, or would be hazardous because of materials, processes,
products, or wastes
SECTION 5.
Any amendments to the uses in the zone PD-High-Density Residential with Live-Work Units shall be in
accordance with section 8.120 of the Dublin Municipal Code or its successors.
SECTION 6.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk
of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City
of Dublin in accordance with Section 36933 of the Government Code of the State of California.
5
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SECTION 7.
All provisions of the Planned Development rezone shall remain in full force and effect, except as
expressly modified herein.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
17th day of April 2007, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2006\06-037 The Groves Condominium\PC\Ordinance.DOC
6
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RESOLUTION NO. 07 - XX
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
******************************************
APPROVING A SITE DEVELOPMENT REVIEW FOR SYCAMORE GROVE WITHIN
THE FAIRWAY RANCH PROJECT (PA 03-010) LOCATED NORTH OF DUBLIN
BOULEVARD BETWEEN KEEGAN STREET AND LOCKHART STREET IN THE
EASTERN DUBLIN SPECIFIC PLAN AREA P A 06-037
WHEREAS, the Applicant, James Tong, on behalf of Dublin Ranch Holdings LLC submitted
applications for an area of approximately 8.8 acres gross (6.4 acres net) known as Sycamore Grove
located within the Dublin Ranch project area ofthe Eastern Dublin Specific Plan Area north of Dublin
Boulevard between Keegan Street and Lockhart Street; and
WHEREAS, the applications include: a) Planned Development rezone; and b) Site Development
Review for the Sycamore Grove portion (PA 06-037) of Fairway Ranch (PA 03-010). Sycamore Grove is
a 304-unit high-density residential condominium project for sale in conjunction with a previously
approved Vesting Tentative Tract Map 7453 and existing Development Agreement approved by
Ordinance 8-03. The applications collectively define this "Project"; and
WHEREAS, the Project site generally is located north of Dublin Boulevard between Keegan
Street and Lockhart Street within the Eastern Dublin Specific Plan Area. The project site currently is
vacant land; and
WHEREAS, the Project is located in Area B of the Dublin Ranch project. Dublin Ranch Areas
B, C, D and E were subject to PD-Planned Development zoning (PA 96-039) adopted by City Council
Resolution 141-97; and
WHEREAS, Pursuant to the California Environmental Quality Act, the City Council finds
the Project exempt from CEQA pursuant to Government Code section 65457 for residential projects that
are consistent with a specific plan. This finding is based on a determination that there are no
supplemental impacts that would require preparation of a Supplemental EIR, as further documented in
the Initial Study prepared by the City, dated June 2003 and incorporated herein by reference. The Initial
Study found that the environmental impacts of the Project were addressed by the Negative Declaration
approved by the City Council in Resolution No. 140-97 for the Planning Development Rezoning for 453
acres of Dublin Ranch which includes the Property and the Project and by the Environmental Impact
Report for the Eastern Dublin General Plan Amendment and Specific Plan (SCH 91103064) which was
certified by the Council in Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22,
1994; and
WHEREAS, the project site is known as Lot 3 of Tentative Tract 7453 adopted by Planning
Commission Resolution 03-031 on June 24, 2003; and
WHEREAS, the Planning Commission adopted Resolution 03-032 on June 24, 2003, which
deferred approval authority to the City Council for the Site Development Review for the three-phase
Fairway Ranch Project primarily due to density bonus issues; and
Attachment 2
g
';f I Y8
WHEREAS, the City Council adopted Resolution 149-03 on July 1, 2003 approving the Site
Development Review for Fairway Ranch; and
WHEREAS, the decision making authority for Site Development Review applications typically
lies with the Planning Commission; and
WHEREAS, the City of Dublin Zoning Ordinance, Section 8.96.020.C.I-6 allows the Planning
Commission to transfer hearing jurisdiction to the City Council at its discretion because of policy
implications, unique or unusual circumstances, or the magnitude ofthe Project; and
WHEREAS, the Planning Commission held a study session on January 9, 2007 to review the
concept ofthe live/work units and the redesign, and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on March 27, 2007 at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, at its meeting of March 27,2007, the Planning Commission adopted Resolution 07-
11 recommending that the City Council adopt an Ordinance approving Planned Development rezone for
Dublin Ranch Areas B, C, D and E (pA 96-039) to include PD-High Density Residential with Live-Work
Units ("Rezone") related to the Sycamore Grove project (P A 06-037), a 304-units high density residential
proj ect; and
WHEREAS, as staff report dated April 17, 2007, incorporated herein by reference described and
analyzed the project, and
WHEREAS, approval of the proposed Site Development Review (PA 06-037) would not become
effective unless and until a City Council Ordinance is adopted making said Rezone effective.
WHEREAS, at its meeting of April 17, 2007, the City Council approved Ordinance XX-07
approving a Planned Development Rezone for Dublin Ranch Areas B, C, D, and E (P A 06-039) to include
PD-High Density Residential with Live-Work Units ("Rezone")
BE IT FURTHER RESOLVED that the City Council ofthe City of Dublin does hereby make
the following findings and determinations regarding the proposed Site Development Review for
Sycamore Grove P A 06-037 to approve the Site Development Review based on findings that the
proposed project is consistent with the General Plan, and the Eastern Dublin Specific Plan, the Planned
Development Plan for Fairway Ranch PA 03-010, and that development of the proposed project will be
harmonious and compatible with existing and future development in the surrounding area.
Site Development Review:
A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104,
Site Development Review of the Dublin Zoning Ordinance because the project promotes the
orderly, attractive and harmonious site and structural development compatible with individual
site environmental constraints and compatible with surrounding properties and neighborhoods.
2
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B. The proposed project, as conditioned, complies with the policies of the General Plan, the Stage
2 Development Plan for Fairway Ranch P A 03-010, and with all other requirements of the
Dublin Zoning Ordinance.
C. The proposed project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety, and general
welfare because the development is consistent with all laws and ordinances and implements
the Dublin General Plan.
D. The proposed project, as conditioned, will not be injurious to property or improvements in the
neighborhood and will comply with all requirements of the Building Division, Fire
Department, Public Works Department, and Dublin San Ramon Services District.
E. The proposed site development (including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety, and similar elements) has been designed to
provide a desirable environment for the development.
F. The subject site is physically suitable for the type and intensity ofthe proposed project because
the exiting land is designated for low density residential, substantial open space has been
incorporated, and the site can accommodate the proposed structures and uses.
G. The proposed project will not negatively impact views because the proposed project conforms
to the General Plan Scenic Corridor Policies and Standards.
H. Impacts to existing slopes and topographic features are addressed because attention has been
paid to the natural slope and contours of site in designing the architecture and siting the
structures so as to minimize overgrading and extensive use of retaining walls.
I. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, as conditions of approval, in order to insure compatibility of this
development with the development's design concept or theme and the character of adjacent
buildings within Fairway Ranch as a whole.
J. Landscape considerations, including the location, type, size, color, texture, and coverage of
plant materials, provisions, and similar elements have been considered to ensure visual relief
and an attractive environment for the public.
K. The approval of the Site Development Review for the proposed project is consistent with the
Dublin General Plan.
BE IT FURTHER RESOLVED that the City Council does hereby approve the revised Site
Development Review conforming generally to the plans prepared by MacKay & Somps labeled
Attachment 5 to the Staff Report of March 27, 2007, consisting of the packages, sheets, booklets, and
plans date stamped received March 21, 2007, including architectural drawings by VTBS, engineering by
Mackay & Somps and landscape plans by Vander Toolen Associates on file with the Community
Development Department and the Applicant's written statement, and is recommended to include the
following conditions:
3
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CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use. and shall be subiect to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. rpL.l Planning. rBl Building. rpOl Police. [PWl Public Works
rADMl Administration/City Attorney. [FINl Finance. rFl Alameda County Fire Department. rDSRl
Dublin San Ramon Services District. rCOl Alameda County Department of Environmental Health. [Z7]
Zone 7.
This approval for both the Site Development Review shall be subject to City Council adoption of the
Planned Development Rezoning for Areas B, C, D and E.
SOURCE
2.
EVELQ
Applicant will comply with all the Conditions of
Approval as listed in Resolution No. 141-03.
The project CC&Rs shall limit the occupancy of the PL
Live-Work units to owners or tenants living and working
within the individual unit.
Public Art Contribution. Developer shall fulfill the PL
Public Art Contribution through the provision of an on-
site public art project. Two locations for the proposed
public art have been identified and are shown In
Attachment 6 Public Art Master Plan, contained in the
Sycamore Groves Site Development Review submittal
(Attachment 5 to Staff Report). Prior to the recordation
of the first final map for the project, Developer shall
obtain the total building valuation of the project from
the Building Official, and the value of the applicant's
required public art project shall be determined by the
Community Development Director. Prior to occupancy
of the first structure in the project, the Developer shall (a)
secure completion of the public art project, in a manner
deemed satisfactory by the City Manager; and (b)
execute an agreement between the City and the
Developer, prior to occupancy of the first structure in the
project, which sets forth the ownership, maintenance
responsibilities, and insurance coverage for the public art
project.
Satellite Dishes: Prior to the issuance of Building PL
Permits, the Developer's Architect shall prepare a plan
for review and approval by the Director of Community
Development and the Chief Building Official that
provides a consistent and unobtrusive location for the
DMC
8.96.020.D
Planning
On-going
Planning
3.
On-going
Planning
4.
On-going
4
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placement of individual satellite dishes. Individual
conduit will be run from the individual residential unit to
the location on the building to limit the amount of
exposed cable required to activate any satellite dish. It
is preferred that where chimneys exist, that the mounting
of the dish be incorporated into the chimney. In
instances where the buildings have mechanical wells
(Neighborhoods 4 and 6) that those buildings provide
locations within the well for individual unit
connections. In instances where neither chimneys nor
mechanical wells exist, then the plan shall show a
common and consistent location for satellite dish
placement to eliminate the over proliferation, haphazard
and irregular placement.
The Covenants Conditions and Restrictions (CC&R's)
shall contain language stating that the individual units
contain conduit and central locations for satellite dish
connections and failure to use those conduits and
locations (if the resident has or wants a satellite dish) will
constitute a violation of those CC&R's. The penalty for
that violation' shall be specified. Additionally, prior to
the issuance of building permits, the developer shall
prepare a disclosure statement to be signed by every first
time home purchaser indicating that utilizing this
dedicated conduit and central mounting location is a
requirement if a satellite dish is installed.
IIII!]'JlIIIIING:
5. Design Development Submittals: Developer shall submit PL
design development landscape plans, showing details,
sections, and supplemental information as necessary to
accurately reflect site topography and design coordination of
the various design features and elements including utility
location.
6. Landscape Plans: Developer shall submit for review final PL
Landscape Plans showing coordinated grades, walls, fencing,
walkways, patios, drive aisles, proposed trees, shrubs and
ground covers, utilities and any other site features. The
landscape plans shall be submitted prior to the approval of the
Grading Plans and Improvement Plans.
7. Building Materials: All building materials, stone stucco, PL
siding etc. shall be brought to with 6" of the adjacent ground
surface when the surface is dirt and 2" when the adjacent
surface is concrete asphalt or another impervious surface.
Additionally, all enhancement building materials, such as, but
not limited to, stone and simulated wood siding shall turn the
comer of portion of the accented elevation and continue to the
nearest change in wall lane to give the a earance of a
On-going
On-going
Planning
On-going
Planning
5
competed design element. This shall be done to avoid the look
of a veneer window and door opening in wall planes where
enhanced materials are used shall have the enhanced materials
returned into the 0 enin .
STANDARD 'REVIEW CQNDDJONS
8. All projects approved by the City of Dublin shall meet PL
the following standard conditions, if applicable, unless
specifically exempted by the Community Development
Department.
9. Final building and site development plans shall be PL
reviewed and approved by the Community Development
Department staff prior to the issuance of a building
permit. All such plans shall insure:
a. That standard commercial or residential security
requirements as established by the Dublin Police
Department are provided.
b. That ramps, special parking spaces, signing, and
other appropriate physical features for the
handicapped, are provided throughout the site for
all publicly used facilities.
c. That continuous concrete curbing is provided for
all parking stalls.
d. That exterior lighting of the building and site is not
directed onto adjacent properties and the light
source is shielded from direct offsite viewing.
e. That all mechanical equipment, including
electrical and gas meters, is architecturally
screened from view, and that electrical
transformers are either underground or
architecturally screened.
f. That all trash enclosures are of a sturdy material
(preferably masonry) and in harmony with the
architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc.,
are painted to match the color of adjacent surface.
h. That all materials and colors are to be as approved
by the Dublin Community Development
Department. Once constructed or installed, all
improvements are to be maintained in accordance
6
12- "4 Iqa
Installation of Standard
Accessory Conditions
Structure
Construction Standard
Conditions
/-3 9f lyS
with the approved plans. Any changes, which
affect the exterior character, shall be resubmitted
to the Dublin Community Development
Department for approval.
1. That each parking space designated for compact
cars be identified with a pavement marking
reading "Small Car Only" or its equivalent, and
additional signing be provided if necessary.
J. That all exterior architectural elements visible
from view and not detailed on the plans be
finished in a style and in materials in harmony
with the exterior of the building.
k. That all other public agencies that require review
of the project be supplied with copies of the final
building and site plans and that compliance be
obtained with at least their minimum Code
requirements.
10. Final landscape plans, irrigation system plans, tree PL
preservation techniques, and guarantees, shall be
reviewed and approved by the Dublin Planning
Department prior to the issuance of the building permit.
All such submittals shall insure:
On-going
a. That plant material is utilized which will be
capable of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of a height
and density so that it provides a positive visual
impact within three years from the time of
planting.
c. That unless unusual circumstances prevail, at least
75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of
the proposed shrubs on the site are minimum of 5
gallons in size.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get adequate
water. In unusual circumstances, and if approved
by Staff, a manual or quick coupler system may be
used.
7
Standard
Conditions
14 ~ 1~9
e. That concrete curbing is to be used at the edges of
all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in
height are rounded both horizontally and
vertically.
g. That all cut and fill slopes graded and not
constructed on by September 1, of any given year,
are hydro seeded with perennial or native grasses
and flowers, .and that stock piles of loose soil
existing on that date are hydro seeded in a similar
manner.
h. That the area under the drip line of all existing
oaks, walnuts, etc., which are to be saved are
fenced during construction and grading operations
and no activity is permitted under them that will
cause soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors
shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system
for one year.
J. That a permanent maintenance agreement on all
landscaping will be required from the owner
insuring regular irrigation, fertilization and week
abatement.
11. Final inspection or occupancy permits will not be granted PL
until all construction and landscaping is complete in
accordance with approved plans and the conditions
the
Issuance of
Building
Permits
Through
Completion
12. Building Codes and Ordinances. project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
13. Retaining Walls. All retaining walls over 30 inches in B
height and In a walkway shall be provided with
guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain
permits and inspections from the Building Division.
14. Phased Occupancy Plan. If occupancy is requested to B
occur in phases, then all physical improvements within
each phase shall be required to be completed prior to
occupancy of any buildings within that phase except for
items s ecifically excluded In an a proved Phased
8
Through
Completion
Prior to
Occupancy
of any
affected
building
Standard
Conditions
Building
Building
Building
/5o..1/lld
TEXT
SOURCE
Occupancy Plan, or minor handwork items, approved by
the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works
for review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall provide
for adequate vehicular access to all parcels in each phase,
and shall substantially conform to the intent and purpose
of the subdivision approval. No individual building shall
be occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable expected
services and amenities, and separated from remaining
additional construction activity. Subject to approval of
the Director of Community Development, the completion
of landscaping may be deferred due to inclement weather
with the posting of a bond for the value of the deferred
landsca ing and associated improvements.
15. Building Permits. To apply for building permits, B
ApplicantlDeveloper shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations
shall clearly indicate how all Conditions of Approval will
or have been complied with. Construction plans will not
be accepted without the annotated resolutions attached to
each set of plans. ApplicantlDeveloper will be
responsible for obtaining the approvals of all
participation 'non-City agencies prior to the issuance of
building permits.
16. Construction Drawings. Construction plans shall be B
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each other.
17. Air Conditioning Units. Air conditioning units and B
ventilation ducts shall be screened from public view with
materials compatible to the main building and shall be
roof mounted.
18. Temporary Fencing. Temporary Construction fencing B
shall be installed along perimeter of all work under
construction.
19. Addressing. Provide plan for display of addresses. The B
Building Official, Fire Marshal and Director of
9
Issuance of Building
Building
Permits
Prior to Building
issuance of
building
permits
Occupancy Building
of Unit
Through Building
Completion
Prior to Building
permitting
Ib c:/'4g
ONT
Community Development shall approve plan prior to
issuance of the first building permit.
a. Addresses will be required on the front of the
dwellings / buildings. Addresses are also required
near the garage opening( s) if the opening( s) is not
on the same side of the dwelling as the front door.
Prior to
permitting
b. Address signage shall be provided as per the
Dublin Residential Security Code.
Occupancy
of any Unit
c. Exterior address numbers shall be backlight and
be posted in such a way that they can be seen from
the street.
Prior to permit
issuance, and
through
completion
d. An approved apartment unit-numbering plan shall
be incorporated into the construction drawings.
Prior to
permit
Issuance
20. Engineer Observation. The Engineer of record shall be B
retained to provide observation servIces for all
components of the lateral and vertical design of the
building, including nailing, hold downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection.
21. Foundation. Geotechnical Engineer for the soils report B
shall review and approve the foundation design. A letter
shall be submitted to the Building Division on the
approval.
22. Green Building Guidelines. To the extent practical the B
applicant shall incorporate Green Building Measures.
Green Building plan shall be submitted to the Building
Official for review.
23. Cool Roofs. Flat roof areas shall have their roofing B
material coated with light colored gravel or painted with
light colored or reflective material designed for Cool
Roofs.
24. Electronic File. The applicant/developer shall submit all B
building drawings and specifications for this project in an
electronic format to the satisfaction of the Building
Official pnor to the Issuance of building permits.
Additionally, all revisions made to the building plans
during the project shall be incorporated into an "As
Built" electronic file and submitted prior to the issuance
of the final occupancy.
25. Construction trailer: Due to size and nature of the B
development, the applicant/developer shall provide a
construction trailer with all hook u s for use by City
10
Building
Prior to Building
permit
Issuance
Through Building
Completion
Through Building
Completion
Prior to Building
permit
Issuance
Building
J 7 ~ 148
Inspection personnel during the time of construction as
determined necessary by the Building Official. In the
event that the City has their own construction trailer, the
applicant/developer shall provide a site with appropriate
hook ups in close proximity to the project site to
accommodate this trailer. The applicant / developer shall
cause the trailer to be moved from its current location at
the time necessary as determined by the Building Official
at the applicant/developer's
1IIJrli[iBlIIsION
26. Ground ladder access is required to podium courtyards
by straight run stairs and access paths (that will
accommodate a 20 ft long by 22 in wide ladder). The
access paths shall be approved by the Fire Department.
27.
28.
29.
30.
31.
Fire
The loft unit roofs shall be accessible by Fire Department F On-going Fire
ground ladders. The access paths shall be approved by
the Fire Department.
The radius for. emergency vehicle turns shall be based on F On-going
a 42 ft. radius.
Provide fire hydrants with an average spacing of 300 ft on F On-going Fire
centers. The hydrants shall be a maximum of 225 feet
from.any point on a street or driveway used for emergency
vehicle access. Provide a fire hydrant within 100 feet of
the sprinkler FDC on the same side of the street as the
FDC. The minimum fire flow provided at the site shall
be 4000 gallon per minute at 20 psi residual UFC
appendix ilIA and B.
The minimum construction of the residential units shall F On-going Fire
be type V-I hr. The minimum construction type for the
garage shall be type I FR.
Provide escape or rescue window for every sleeping F On-going Fire
room below the fourth story in accordance with the UBC
section 310.4
32. The project shall comply with Uniform Building and Fire
Codes as adopted by the City of Dublin
F
On-going
Final Map. The Developer shall process a Final Map for PW
Condominium purpose. The Final Map shall show all
easements required for access and utilities and change the
right of line at the Dublin BoulevardlKeegan Street and
at the Dublin Boulevard/Lockhart Street returns to be at
the back of sidewalk.
34. Frontage Improvements: The Developer shall construct PW
the project frontage sidewalk and landscape
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Works
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Works
ONl)ITION TEXT
improvements within the right of way of Keegan Street,
Dublin Boulevard and Lockhart Street as shown on the
Site Development Review exhibits.
35. Frontage Grading: The cross slope from the back of PW
curb to three feet back of walk shall be 2% for all public
frontage. Retaining Walls may encroach into this three-
foot area along the Keegan Street and the Lockhart
frontages as generally shown on the SDR exhibits.
36. Driveways Approaches. Modified driveway approaches PW
shall be used for the three entrances from the public
streets. The sidewalk profile and cross slope shall be
maintained across the driveway without the use of ramps.
The driveway returns shall be a 6-inch high curb tapering
to a O-inch high at the edge of the sidewalk on a radius
that is the distance from the face of curb to the back of
walk.
37. Loading Areas. The loading areas shown on the SDR PW
exhibits, shall be for loading and deliveries only. The
signing for these areas shall be approved by the City
Engineer.
38. Grading / Sitework Permit: Developer shall obtain a PW
Grading / Sitework Permit from the Public Works
Department for all grading and private site
improvements. The Developer shall provide security to
guarantee the grading and improvements, in an amount
approved by the City Engineer.
39. Construction Plan for Traffic, Parking and Staging PW
Area: The Developer shall prepare a plan for
construction related traffic, parking and staging including
traffic controls for any haul routes for excess dirt. This
plan is to be approved by the City Engineer with the
GradinglSitework Permit.
40. Parking Garage Spaces: Garage Parking spaces shall be PW
9 feet wide and 20 feet deep. The modified spaces, as
shown on Sheets C.4 & C.5 of the Site Development
Review, may be reduced to 19 feet. Any parking space
next to a wall shall be two additional feet in width (an
additional 1.5 feet next to the security gate is acceptable).
Parking space dimensions shall be clear dimensions free
of columns or other obstacles. Wheel stops or concrete
curbs shall be provided for all spaces except tandem
spaces. Driveway aisles with parking shall be minimum
24- feet wide.
41. Parking Garage Entrance from Dublin Boulevard: PW
The geometric configuration and circulation for the
entrances to the parking garages from the Dublin
Boulevard driveway shall be designed to the satisfaction
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of the City Engineer. The driveway shall be a minimum
20 feet wide and have curb returns at the garage entrance
with a minimum 10-foot radius.
The Developer shall comply with the Subdivision Map
Act, the City of Dublin Subdivision, Zoning, and
Grading Ordinances, the City of Dublin Public Works
Standards and Policies, and all building and fire codes
and ordinances in effect at the time of building permit.
All public improvements constructed by Developer and
to be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771.
Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following)
43. The Developer shall defend, indemnify, and hold PW
harmless the City of Dublin and its agents, officers, and
employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other department,
committee, or agency of the City related to this project to
the extent such actions are brought within the time period
required by Government Code Section 66499.37 or other
applicable law; provided, however, that The Developer's
duty to so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying The Developer of
any said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
44. In the event that there needs to be clarification to these PW
Conditions of Approval, the Director of Community
Development and the City Engineer have the authority to
clarify the intent of these Conditions of Approval to the
Developer without going to a public hearing. The
Director of Community Development and the City
Engineer also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts of
this project.
45. If there are conflicts between the Tentative Map approval PW
and the SDR approval pertaining to mapping or public
improvements the Tentative Ma shall take precedent.
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46. The Developer shall enter into a Tract Improvement
Agreement with the City for all public improvements.
47. The Developer shall provide performance (100%), and PW
labor & material (100%) securities to guarantee the tract
improvements, approved by the City Engineer, prior to
execution of the Tract Improvement Agreement and
approval of the Final Map. (Note: Upon acceptance of
the improvements, the performance security may be
replaced with a maintenance bond that is 25% of the
value ofthe performance securit .
48. Developer shall obtain an Encroachment Permit from the
Public Works Department for all construction activity
within the public right-of-way of any street where the
City has accepted the improvements. The encroachment
permit may require surety for slurry seal and restriping.
At the discretion of the City Engineer an encroachment
for work specifically included In an Improvement
Agreement may not be required.
49. Developer shall obtain all permits required by other PW
agencies including, but not limited to Alameda County
Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the Public
Works D artment.
Public
Works
50. All submittals of plans and Final Maps shall comply with PW
the requirements of the City of Dublin Public Works
De artment improvement Ian submittal requirements.
51. Developer shall submit design development landscape PW
plans showing details, sections and supplemental
information as necessary for design coordination of the
various civil design features and elements including
utility location to the satisfaction of the City Engineer.
The design development landscape plans shall be
submitted with the first review submittal of Improvement
Plans. Complete Landscape Plans shall be submitted for
review prior to the issuance of a GradinglSitework
Permit.
52. The Developer will be responsible for submittals and PW
reviews to obtain the approvals of all participating non-
City agencies. The Alameda County Fire Department and
the Dublin San Ramon Services District shall approve
and sign the Improvement Plans.
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Works
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Works
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Works
14
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53. Developer shall submit a Geotechnical Report, which PW
includes street pavement sections and grading
recommendations.
54. Developer shall provide the Public Works Department a PW
digital vectorized file of the "master" CAD files for the
project when the Final Map has been approved. Digital
raster copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing format.
Drawing units shall be decimal with the precision of the
Final Map. All objects and entities in layers shall be
colored by layer and named in English. All submitted
drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane, Zone
III, and U.S. foot.
wi"..d..!' :
55. The Grading Plan shall be in conformance with the PW
recommendations of the Geotechnical Report and the
approved Site Development Review. In case of conflict
between the soil engineer's recommendations and City
ordinances, the City Engineer shall determine which shall
apply.
56. A detailed Erosion Control Plan shall be included with PW
the Grading Plan approval. The plan shall include
detailed design, location, and maintenance criteria of all
erosion and sedimentation control measures.
Public
Works
Public
Works
The site improvements shall be constructed generally as PW
shown on the Site Development Review. However, the
approval of the Site Development Review is not an
approval of the specific design and locations of the
drainage, sanitary sewer, water, traffic, street lighting,
join trench and street improvements.
58. All public improvements shall conform to the City of PW
Dublin Standard Plans and design requirements and as
approved by the City Engineer.
59. The Developer shall install all traffic signs and pavement PW
marking as required by the City Engineer.
60. The Developer shall provide bus stops and shelters at the PW
locations designated and approved by the LA VT A and
the City Engineer. The Developer shall pay the cost of
procuring and installing these improvements.
61. Developer shall construct all potable and recycled water PW
and sanitary sewer facilities required to serve the project
in accordance with DSRSD master plans, standards,
specifications and requirements.
62. Fire hydrant locations shall be approved by the Alameda PW
15
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County Fire Department. A raised reflector blue traffic
marker shall be installed in the street opposite each
hydrant.
63. All electrical, gas, telephone, and Cable TV utilities, PW
shall be underground in accordance with the City policies
and ordinances. All utilities shall be located and
provided within public utility easements and sized to
meet utility company standards.
64. All utility, water, sanitary sewer and storm drain PW
improvements shall connect to the existing stub outs to
the project site. There shall be no new or relocated
improvements within the public right of way unless
approved by the City Engineer.
65. All utility vaults, boxes and structures, unless specifically PW
approved otherwise by the City Engineer, shall be
underground and placed in landscape areas and screened
from public view. Prior to Joint Trench Plan approval,
landscape drawings shall be submitted to the City
showing the location of all utility vaults, boxes and
structures and adjacent landscape features and plantings
to illustrate that potential conflicts are resolved,
.t
66. The Erosion Control Plan shall be implemented between PW
October 15th and April 15th unless otherwise allowed in
writing by the City Engineer. The Developer will be
responsible for maintaining erosion and sediment control
measures for one year following the City's acceptance of
the subdivision improvements.
67. If archaeological materials are encountered during PW
construction, construction within 100 feet of these
materials shall be halted until a professional
Archaeologist who IS certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOP A) has had an
opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures.
68. Construction activities, including the maintenance and PW
warming of equipment, shall be limited to Monday
through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Engineer.
69. Developer shall prepare a construction nOIse PW
management plan that identifies measures to be taken to
minimize construction noise on surrounding developed
properties. The plan shall include hours of construction
operation, use of mufflers on construction equipment,
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speed limit for construction traffic, haul routes and
identify a noise monitor. Specific noise management
measures shall be included on the project plans.
70. The Developer shall be responsible for controlling any PW
rodent, mosquito, or other pest problem due to
construction activities.
71. The Developer shall be responsible for watering or other PW
dust-palliative measures to control dust as conditions
warrant or as directed by the Cit En . neer.
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Works
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Works
72. Prior to any clearing or grading, the Developer shall PW
provide the City evidence that a Notice of Intent (NOI)
has been sent to the California State Water Resources
Control Board per the requirements of the NPDES. A
copy of the Storm Water Pollution Prevention Plan
(SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
73. The Storm Water Pollution Prevention Plan (SWPPP) PW
shall identify the Best Management Practices (BMPs)
appropriate to the project construction activities. The
SWPPP shall include the erosion control measures in
accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement
all storm water pollution prevention measures in the
SWPPP.
74. Developer shall enter into an agreement with the City of PW
Dublin that guarantees the perpetual maintenance
obligation for all storm water treatment measures
installed as part of the project. Said agreement is
required pursuant to Provision C.3.e.ii ofRWQCB Order
R2-2003-0021 for the issuance of the Alameda
Countywide NPDES municipal storm water permit. Said
permit requires the City to provide verification and
assurance that all treatment devices will be properly
o erated and maintained.
UBL D,
75. Prior to approval of the Improvement Plans, complete DSRSD
improvement plans shall be approved by DSRSD that
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities", all
applicable DSRSD Master Plans and all DSRSD policies.
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76. All improvement plans for DSRSD facilities shall be DSRSD
signed by the District Engineer. Each sheet of the
improvement plans shall contain a signature block for the
District Engineer indicating approval of the sanitary
sewer or water facilities shown. Prior to approval by the
District Engineer, the Developer shall pay all utility
connection fees including DSRSD and Zone 7, plan
checking fees, inspection fees, connection fees, and fees
associated with a wastewater discharge permit In
accordance with the rates and schedules established in
the DSRSD Code. The Developer shall also provide an
engineer's estimate of construction costs for the sewer
and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms that are
acceptable to DSRSD. No sewer line or waterline
construction shall begin until a utility construction permit
has been issued by DSRSD. A construction permit will
be issued only after all of the above items have been
satisfied.
77. The Developer shall hold DSRSD, it's Board of DSRSD
Directors, commISSIons, employees, and agents of
DSRSD harmless and indemnify and defend the same
from any litigation, claims, or fines resulting from the
construction and completion ofthe roject.
78. Prior to approval by the City for recordation, the Final DSRSD
Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
79. Domestic and fire protection waterline systems DSRSD
residential developments shall be designed to be looped
or interconnected to avoid dead end sections In
accordance with requirements of the DSRSD Standard
S ecifications and sound engineering practice.
80. DSRSD policy requires public water and sewer lines to DSRSD
be located in public streets rather than in off-street
locations to the fullest extent possible. If unavoidable,
Sanitary Sewer Easements (SSE) and Water Line
Easements (WLE) must be established over the
alignment of each public sewer or water line to provide
access for future maintenance and/or replacement. The
Developer shall offer for dedication Sanitary Sewer
Easements (SSE) and Water Line Easements (WLE) on
the Final Map for all public sewer and water mains on
private property.
81. Above ground backflow prevention devices/double DSRSD
detector check valves shall be installed on fire protection
systems connected to the DSRSD water main. The
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applicant shall collaborate with the Fire Department and
with DSRSD to size and configure its fire system. The
applicant shall minimize the number of backflow
prevention devices/double detector check valves installed
on its fire protection system. The applicant shall
minimize the visual impact of the backflow prevention
devices/double detector check valves through strategic
placement and landscaping.
82. The project is located within the District Recycled Water DSRSD
Use Zone (Ord. 301), which calls for installation of
recycled water irrigation systems to allow for the future
use of recycled water for approved landscape irrigation
demands. Recycled water will be available; as described
in the DSRSD Water Master Plan Update, December
2005. Unless specifically exempted by the District
Engineer, compliance with Ordinance 301, as may be
amended or superseded, is required. Applicant must
submit landscape irrigation plans to DSRSD. All
irrigation facilities shall be in compliance with District's
"Recycled Water Use Guidelines" and Dept. of Health
Services requirements for recycled water irrigation
design.
83. If any trash enclosures or car wash areas are to be DSRSD
connected to the sanitary sewer, they must have a grease
and sand trap and the areas must be covered to prevent
the entry of rainwater.
DUBLINPOLICdlll..lilii
84. Emergency vehicle access to the secured parking garage
shall be facilitated by'an electronic keypad (reachable from
the driver's side) or electronic remote access utilizing radio
frequencies (similar to "Click to Enter"). If using keypad
access, the driveway entrance shall accommodate a median
supporting the keypad device.
85. Driveway widths and locations including the parking PO
structure to be approved by the City of Dublin Public
Works.
86. Lighting is required over exterior entrances/doors PO
including the service area. Exterior lighting used after
daylight hours shall be adequate to provide for security
needs. A lighting plan shall be submitted for approval.
The lighting plan shall provide a photometric readout
with foot-candles plotted on the site plan.
87. Vandal resistant covers shall protect all exterior lighting PO
devices.
88. Addressing and building numbers shall be visible from all PO
the approaches to the building.
89. Landscaping shall be ke t at a minimal height and fullness
. 19
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so that patrol officers and the general public have the
ability to surveil the area and identify risks.
90. Landscaping features and outdoor amenities shall be PO
designed to reduce their attractiveness to skateboarders and
vandals.
91. The developer and/or property owner shall keep the site PO
clear of graffiti vandalism.
92. Exit doors shall be equipped with 180-degree viewers if PO
there is not a burglary resistant window panel in the door
from which to scan the exterior.
93. The applicant shall work with the Dublin Police on an PO
ongoing basis to establish an effective theft prevention and
security pro am.
94. Housing and Parking structures, the developer to insure PO
radio frequency transmit and receive capabilities for
PolicelFire/ Ambulance Radios.
95. Diagrammatic maps will be displayed and illuminated PO
during hours of darkness at all locations of entry into the
arking structure and into the complex.
96. Parking Structure. The following are requirements: PO
On-going
Police
On-going
Police
On-going
Police
On-going
Police
On-going
Police
On-going
Police
On-going
Police
1. Perimeter fenCing and gates be used to provide
access control and territoriality.
2. Security gates within the parking structure shall
allow for emergency access by police, fire and
ambulances using radio frequency activation
(similar to "Click to Enter") or a keypad that can
be accessed from the driver's window of the
emergency vehicle. If a keypad is used, adequate
space shall be made for vehicles and a median
supporting the keypad.
3. The developer is to ensure radio frequency
transmit and receive capabilities for
PolicelFirel Ambulance within the parking
structure. Retrofit installation of a repeater will be
required if initial construction without such wiring
fails to demonstrate radio capabilities.
4. Emergency telephones shall be placed within the
parking structure following ordinance guidelines
and enhance the locations with a blue light.
5. Stairwells shall have windows, so that activity
within the parking area and the stairwell area is
visible from either vantage point.
6. Ceilings within the parking structure will be
painted white to reflect available lighting.
7. Exterior openings in the parking structure shall be
fenced to reduce access.
20
2. 7 ~ IllS
8. CCTV security cameras on site closed circuit
surveillance camera network in the parking garage
will aide law enforcement if criminal activity such
as auto burglary occurs. Monitoring and video-
taping is the responsibility of the management.
9. Graffiti resistant paint is recommended on any site
outdoor amenities.
10. Blind comers in parking structure and stairwells
shall be provided with shatter-proof convex
mirrors to improve visibility for both operators of
vehicles and pedestrians.
11. Pedestrian paths in parking structures will be
shown with appropriate safe crosswalk path areas.
12. Lighting fixtures shall be of vandal resistant type.
13. All entrances to the parking areas shall be posted
with appropriate signs per Sec. 222658(A) of the
California Vehicle Code and City of Dublin
Ordinance 55-87, Sec. 20 and listing the Dublin
Police Department Dispatch phone number 925-
462-1212, to assist in removing vehicles at the
property owner' s/manager' s request.
14. Locations of Security Phones 7.32.230 (h)(3),
need to be noted on Final Plans.
15. Parking Garage Lighting 7.32.230 (c)(lO), shown
on photometric plan.
16. Locations of Video Surveillance Cameras in the
Parking Structures and some commons areas to be
noted on plans.
17. Locations of Diagrammatic Map at complex
entrances.
18. Final Lighting Plan for all exterior lighting,
overlaid on Landscape Plan with point-by-point
photometric measurements.
19. Addressing shall be included in the parking
structure to aid visitors and emergency personnel.
20. Doors leading to elevator lobbies shall have
windows of at least 12"xI2" located 5 ft above-
ground.
21
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PASSED, APPROVED, AND ADOPTED this 17th day of April 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
J:\PA#\2006\06-037 The Groves Condominium\CC\CC SDR Reso4-17-07 12 & MJW comments.DOC
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PlEASANTON, CA (925) 225-0690
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SYCAMORE
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VICINITY MAP
PLANNED DEVELOPMENT REZONE
Dublin; California
March, 2006
Attachment 3
LOCATION MAP
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SYCAMORE
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AERIAL PHOTOGRAPH
STAGE 2 PLANNED DEVELOPMENT RElONE
Dublin, California
November, 2006
I
Attachment 4