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HomeMy WebLinkAboutPC Reso 86-053 PA 86-024.1 Fallon School Site (Wallace B Duncan & Associates/ Murray School District) RESOLUTION NO. 86-053 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5616 CONCERING PA 86-024.1 FALLON SCHOOL SITE (WALLACE B. DUNCAN & ASSOCIATES/MURRAY SCHOOL DISTRICT) WHEREAS, Wallace B. Duncan & Associates, on behalf of the Murray School District, request approval to subdivide 14.0+ acres into a 20 lot subdivision creating the following lotting and land use pattern: Lots 1 through 17 - proposed for development as single family residential lots; Lot 18 - proposed for future development as a five-acre neighborhood park; Lot 19 - proposed for future use as the City Senior Recreational Center; and Lot 20 - proposed for use as the Administrative Office and Corporation Yard for the Murray School District and and continued use by the Kaleidoscope Center; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision Regulations; and WHEREAS, the Planning Commission did hold public hearings on August 18, 1986, September 2, 1986, and September 15, 1986; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, The Staff Report was submitted recommending that the Tentative Map be approved subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports and recommendations as herein above set forth; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted (Planning Commission Resolution No. 86-052) for the Tentative Map request and the concurrently requested Conditional Use Permit; and WHEREAS, the Planning Commission finds that the proposed Tentative Map will not have a significant environmental impact; NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1. Tentative Map 5616 is consistent with the intent of applicable Subdivision Regulations and City Zoning and related Ordinances. 2. Tentative Map 5616 is consistent with the City's General Plan as it applies to the subject property. 3. Tentative Map 5616 will not result in the creation of significant environmental impacts. 4. Tentative Map 5616 will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geotechnical consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. -1- 6. The site is physically suitable for the proposed development in that the design and improvements are consistent with and/or compatible to those of similar existing residential developments which have proven to be satisfactory. 7. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, yet not readily available in the City of Dublin. 8. General site considerations, including lot layout, topography, anticipated orientation and location of future buildings, vehicular and pedestrian access, circulation and parking, setbacks and similar elements will be incorporated into the development through project design to provide a desirable environment for the development. 9. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve Tentative Map 5616 - PA 86-024.1 subject to the conditions listed below: CONDITIONS OF APPROVAL Unless otherwise specified the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless othewise specified. GENERAL PROVISIONS 1. This approval is for a single family residential development (Lots 1 through 17), a lot for future development and use as a five-acre neighborhood park site (Lot 18), a lot for future development and use as a City Senior Recreational Center (Lot 19), and a remnant lot for use by the Murray School District as their Administrative Offices and Corpora- tion Yard and for continued use by the Kaleidoscope Center (Lot 20). Development shall be generally consistent with the Revised Tentative Map prepared by Wallace B. Duncan & Associates, consisting of one page, and dated received August, , 1986. N 2. Except as may be specifically provided for within these Conditions of Approval, the development shall comply with the City of Dublin Site Development Review Standard Conditions. 3. Except as may be specifically provided for within these Conditions of Approval, development shall comply with City of Dublin Police Services Standard Residential Building Security Requirements. 4. Approval of this Tentative Map is for two and one-half years as specified in Section 8-2.9 of the Subdivision Ordinance. -2- 0 eN GENERAL PROVISIONS 5. Minimum dimensional criteria for the single family residential units established in this project shall be as follows: A. Front Yard Setback - 20-foot minimum B. Side Yard Setbacks - 5-foot minimum - 15-foot minimum aggregate - 12-foot minimum street side sideyard C. Rear Yard Setback - 20-foot minimum D. Minimum Lot Size - 6,000 square feet In addition to the above, a majority of the two-story units established in this project shall observe an additional front yard setback requirement whereby the building face of the second story shall observe a minimum setback of an additional five feet + from the building face of the garage. Two-story units shall generally avoid use of shed-type roof designs, but rather shall generally utilize a hip, or other wrap-around roof design, which serves to mitigate possible visual impacts. 6. Except as specifically modified by the above listed minimum dimensional criteria, the single family residential lots developed in this subdivision shall be subject to the guidelines of the R-1, Single Family Residential District as regards both land use and minimum/maximum development criteria. ARCHEOLOGY 7. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. BONDS 8. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Improve- ment Plans and Specifications. b. All required landscaping along public streets shall be installed and established. c. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans. d. The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as- graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. 2) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 3) A declaration by the project Geologist or Soils Engineer that all work was done in accordance with the recommen- dations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the Soils Engineer. -3- - /� 4) A declaration by the project Civil Engineer or Land Surveyor that the finished graded building pads are within + 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades). DRAINAGE 9. Roof drains developed for new residential construction (Lots 1 - 17) shall be tied into the storm drain system in a manner approved by the City Engineer. Improvements and/or modifications to the existing drainage system on Lot 20 shall be made by the Subdivider to the satisfaction of the City Engineer in response to any grade changes on surrounding lots created by this subdivision (i.e., interruption of sheet flow drainage). 10. A minimum of 12" diameter pipe shall be used for all public storm drains to aid maintenance and reduce potential blockage. 11. Drainage facilities for this subdivision shall be provided as required by the City Engineer. 12. Where storm overflows would flow through lots rather than follow the street, the storm drain system shall be designed for a major storm to avoid the flooding of lots. DEBRIS/DUST/CONSTRUCTION ACTIVITY 13. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 14. The Subdivider shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the contruction period, as determined by the City Engineer. 15. Construction and grading operations and delivery of construction materials shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the City Engineer. EASEMENTS 16. Where the Subdivider does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the City Engineer. 17. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 18. The Subdivider shall be responsible for the development and recordation of appropriate easement agreements which provides for the pedestrian and bicycle access fro ristol Road across the 20-foot "stem" area at the f};''eastern edge of Lo lying between Lots 18 and 19 of Block 4, Tract • 2286, to the lot proposed for future development as a five-acre neighborhood park (Lot 18) and to the lot proposed for future use as a Senior Recreational Center (Lot 19). Said agreement shall be subject to review and approval by the City Attorney prior to recordation. 19. Public utility easements shall be established for the electric distribution system and to provide for lines for the Telephone Company. 20. The Subdivider shall be responsible for the development and recordation of an appropriate easement agreement which provides for pedestrian and bicycle access from Larkdale Avenue across the southeast portion of Lot 20 to the future neighborhood park site. Said agreement shall be subject to review and approval by the City Attorney prior to recordation. -4- 21. The Subdivider shall be responsible for the development and recordation of cross parking and access easement agreements between Lots 19 and 20 to provide reasonable parkin and access to the planned future Senior Recreation Center on Lot.20 Said agreements shall be subject to review and approval by the Ci Attorney prior to recordation. FIRE /q/c.'O 22. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the Developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District. All such work will be subject to the joint field inspection of the City Engineer and Dublin San Ramon Services District. 23. All dwelling units within the project shall incorporate smoke detectors and spark arrestors on fireplaces. 24. Fire hydrants at the locations approved by the DSRSD - Fire Department shall be installed and operable, to the satisfaction of the DSRSD - Fire Department, prior to combustible construction. Provision of raised blue reflectorized pavement markers shall be made in the center of the private vehicle accessways at each fire hydrant. 25. Each building and residence shall include a lighted, clearly visible address. FRONTAGE IMPROVEMENTS 26. Improvements shall be made, by the Applicant, along all streets within and surrounding the subdivision, including curb, gutter, sidewalk, paving, drainage, and work on the existing improvements, if determined by the City Engineer to be necessary from a structural or grade continuity standpoint. GRADING 27. Prior to commencement of construction of any structures, a project specific Soil and Foundation Study shall be performed to further address the concerns outlined in the Reconnaisance Report prepared for the project by Purcell, Rhoades & Associates, dated January 2, 1986. The Report shall determine in detail the sub-surface conditions at the site in order to provide soil parameters for foundation design, recommen- dations for earth work and site drainage, and suggestions for site maintenance. Site grading shall conform with the recommendations of the project Soils Engineer, to the satisfaction of the City Engineer. A declaration by the Soils Engineer that he has supervised grading and that such conformance has occurred shall be submitted. 28. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. 29. Grading shall be completed in compliance with the construction grading plans and recommendations of the project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifica- tions. Inspections that will satisfy grading plan requirements shall be arranged with the City Engineer. 30. Any grading on adjacent properties will require written approval of those property owners affected. -5- 31. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for review by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. HANDICAPPED ACCESS 32. Handicapped ramps shall be provided within the new street improvements within and adjoining the proposed 17-lot residential portion of the project as required by the City Engineer. IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES 33. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans. 34. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type and location of drainage facilities both on- and off-site) and erosion and sedimentation control shall be submitted and subject to the approval of the City Engineer. 35. The Subdivider shall enter into an Improvement Agreement with the City for all public improvements. Complete improvement plans, specifications and calculations shall be submitted to, and reviewed by, the City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. PARK DEDICATION 36.A. Park land shall be dedicated, or in-lieu fees shall be paid, or a combination of both shall be provided prior to the recordation of the Final Map. The preliminary park dedication land required in conjunction with the project has been calculated to be approximately 0.187 acres (0.011 acres/dwelling unit X 17 residential lots). Final determination as to the means that the project's parkland dedication requirements will be satisfied shall be made by the City Manager and City Engineer at the approval of the Final Map. B. In order to assure consistency with the Dublin General Plan policy regarding neighborhood parks and recreation, a Tentative Map shall be required prior to any land conveyance by the Murray School District. Prior to the conveyance by the Murray School District of any real property which is the subject of this Tentative Map, or within 60 days, whichever occurs first, the Murray School District shall convey to the City by deed that approximately five (5) acre portion of said real property determined by the City to satisfy the parklands requirement of the Dublin General Plan. In addition, prior to the conveyance by the Murray School District of any real property which is the subject of this Tentative Map, or within 60 days, whichever occurs first, the Murray School District shall, by deed or lease, provide the City with the right to occupy and use the Fallon School Multi-purpose Room. -6- n STREETS 37. The minimum uniform gradient of streets shall be 0.5% and 1% on parking areas, and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The City Engineer shall review the project's Soils Engineer's structural design. The Subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the City Engineer. The Subdivider's Soils Engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the Developer shall have soil tests performed to determine the final design of the road bed and parking areas. 38. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. UTILITIES 39. New electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. 40. Prior to filing of the grading and improvement plans, the Subdivider shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to the development. 41. The Subdivider shall secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 42. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the Developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the Distict, and will be subject to field inspection by the District. 43. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted at 443-9300 for additional information. 44. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the storm drain relative to the sewer lines. b. The location of the sewer man-holes. They shall be in parking or street areas accessible by District equipment. c. Dedication of sewer lines. d. Location and design of the water system values. 45. The project shall incorporate all reasonable water conservation measures, including water conservation appliances. The project Architect or Civil Engineer shall provide a letter to the Planning Director or Building Inspector stating that water conservant toilets, shower heads and automatic dishwashers with low flow cycles will be installed in the units in this project. MISCELLANEOUS 46. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400-ft. scale, and 1" = 200-ft. scale for City mapping purposes. -7- /1 /'\ 47. There shall be compliance with DSRSD Fire Department requirements, Flood Control District requirements, and Public Works requirements. Written statements from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of Building Permits on lots of the subdivision or the installation of any improvements related to this project. 48. Street names and lot addressing shall be provided to the satisfaction of the DSRSD - Fire Department, Postal Services, and Dublin Planning Department. 49. Install street light standards and luminaries of the design, spacing and locations approved by the City Engineer. 50. The Subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. 51. Street trees, of at least a 15-gallon size, shall be planted along the street frontages at the residential portion of the subdivision. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 52. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements thereto, shall be submitted at the time of submission of the grading and improvement plans to the City Engineer. 53. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 54. Information detailing the design, location and materials of all fencing, and of retaining walls over two feet in height, shall be subject to review and approval by the Planning Director prior to the approval of the Final Map. The design of perimeter fencing shall be of a design which will provide a low maintenance fence with more substantial appearance and design. The Developer shall be responsible for the installation of the rear and sideyard fences through the subdivision. 55. Signs established at the entrance to the residential portion of the project for identification purposes, if proposed, shall be subject to review and approval by way of a Site Development Review application to determine sign location, copy construction materials and design. 56. The residential portion of the project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff. 57. All physical improvements shall be in place prior to occupancy of any lot in the project. If occupancy within the project is requested to occur in phases, all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Construction-Phased Occupancy Plan approved by the Planning Department. No individual unit shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonable expected services and amenities, and completely separated from remaining additional construction activity. Any approved Construction-Phased Occupancy Plan shall have sufficient cash deposits or other assurances to guarantee that the project and all associated improvements shall be installed in a timely and satisfactory manner. At the request of the Planning Director, written acknowledgements of continuing construction activity shall be secured from the property owners and any and all occupants for the portion of the project to be occupied, and shall be filed with the Planning Department. Said acknowledgements for a subdivision shall be part of the settlement documents between the Subdivider and buyer. -8- 58. Detailed planting and irrigation plans shall be developed and submitted for review and approval by the Planning Director for the following four areas: Area A - a 15' x 150' strip at the west side of the proposed fence at the rear of Lots 18 and 19 of Tract 2286; Area B - a 10' x 308' strip along the common boundary of Lots 18 and 20; Area C - a 10' x 365' strip adjoining the rear (south) side of proposed Lots 14 - 17; and Area D - a 10' x 275' strip along the rear (east) side of Lots 10 through 13 of Tract 2286. Tree planting within these areas shall be at a minimum planting ratio of one tree @ 15 linear feet or an alternate standard approved by the Planning Director. Trees shall be a minimum 15 gallon size. Installation of planting and irrigation in Area A shall occur prior to the establishment of the proposed Corporation Yard land use activity on the adjoining portion of proposed Lot 20. Installation of planting and irrigation in Area B shall be done in conjunction with the development of the proposed neighborhood park on proposed Lot 18. Installation of planting and irrigation in Area C shall be assured through the posting by the Subdivider of an appropriate performance guarantee prior to the issuance of building permits for the proposed residential units on Lots 1 - 17 and shall be installed prior to occupancy of the residential structures on proposed Lots 14 - 17. Installation of planting and irrigation in Area D shall be established prior to the relocation of any Corporation Yard activities or related exterior storage. The School District shall be responsible for the ongoing care and upkeep of tree planting established on Lot 20. 59. Physical improvements that must be in place prior to final inspection and occupancy of any units shall include, but not be limited to, the following items: A. Storm drainage facilities shall have been installed as approved by the City Engineer. B. Fire protection devices shall have been installed, be operable, and conform to the specifications of and inspections by the Dublin San Ramon Services District Fire Department. C. Cable TV hook-up shall be provided to each unit. D. Street name signs, bearing such names as are approved by the Planning Director, shall have been installed. 60. As-built drawings showing the locations of all underground utilities (water, storm and sanitary sewer, gas, electric, telephone and cable TV) shall be provided to the City. 61. Should occupancy of the units in the project be phased: A. The undeveloped area shall be maintained as acceptable to the DSRSD - Fire Department and shall be kept free of trash and debris. B. A road system of a design determined acceptable to the City Engineer and the Planning Department shall be installed. 62. The rear (southerly) property line of Lots 14 through 17 shall be modified to be a straight line projection at the line proposed for Lot 14 (increases the depth of Lot 15 by up to 6± feet, increases the depth of Lot 16 from 6+ to 12± feet, and increases the depth of Lot 17 from 12± feet to 19± feet). 63. The right-of-way and face-of-curb to face-of-curb widths for the street sections of Courts A and B shall be reduced to a 48-foot right-of-way width and a 36-foot face-of-curb to face-of-curb width. The diameter- dimension of the right-of-way and the face-of-curb to face-of-curb dimension for the cul-de-sac bulbs for Courts A and B shall be reduced to a right-of-way diameter of 82 feet and a face-of-curb to face-of-curb dimension of 70 feet. 64. The minimum depth of Lots 4, 5, 9, 10, 11, 12, 16 and 17 shall be increased to 90'. If necessary, the rear (southerly) property line of Lots 14 through 17 shall be moved further to the south to allow this standard to be observed. -9- � - • n 65. The size and configuration of Lot 19 shall be modified as necessary to observe all pertinent Building Code setback requirements. 66. An Acoustical Study shall be prepared and submitted at the time building permits are requested for Lots 1 through 17. The Acoustical Study shall determine existing and future noise levels and outline specific construction and design measures that will be needed to provide appropriate noise attenuation. 67. The Alameda County Flood Control and Water Conservation District (ACFC & WCD) groundwater monitoring well (2S/1W 36E3) on the south side of Brighton Drive, approximately 80 feet east of the proposed "A" Street, shall be preserved in a manner that will allow samples and measures to be readily taken by ACFC and WCD. Known water wells without a docu- mented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7. Other wells encountered prior to or during construction are to be treated similarly. PASSED, APPROVED AND ADOPTED this 15th day of September, 1986. AYES: Commissioners Burnham, Mack, Petty and Raley NOES: None ABSENT: Commissioner Barnes Planning mmission Chairperson ATTE T: Planning Director -10-