HomeMy WebLinkAbout6.1 Murray School District Rezoning r
AGENDA STATEMENT 4s-o
CITY COUNCIL MEETING DATE: July 22, 1985
SUBJECT: PUBLIC HEARING
PA 85-005 . 1 and . 2 Dolan School Site
Murray School District Planned
Development Rezoning and Tentative Map
5402
EXHIBITS ATTACHED: Exhibit A - Draft Ordinance amending
Zoning Ordinance
Background Attachments :
1 . City Council Resolution approving
Planned Development Rezoning
2 . City Council Resolution approving
Tentative Map 5402
RECOMMENDATION: 1 - Open public hearing and hear Staff
presentation
2. - Take testimony from applicant and
the public
3 - Question Staff, applicant and the
public
4 - Close public hearing and deliberate
5 - Waive second reading and adopt
ordinance
FINANCIAL STATEMENT: None
DESCRIPTION: On July 8 , 1985 , the City Council
adopted resolutions approving the Dolan School Site Planned
Development Rezoning and Tentative Map. The City Council also
introduced an Ordinance, amending the Zoning Ordinance.
The application involves 88 single family lots and a 5 acre
future park site at Castilian Road and Padre Way. The. City i
Council revised 3 of the recommended conditions of approval :
1 . PD Rezoning Condition 41 was revised to indicate minimum
lowering of building pads on an individual lot basis rather
than a minimum of 5 feet and certain other adjustments .
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ITEM NO. (D• I COPIES TO:
Sacramento Developer
Wilsey & Ham
Murray School District
Planning Department
2 . Tentative Map Condition 10 was revised to include automatic
irrigation as part of the long term maintenance of all
permanent erosion and sediment control measures .
3 . Tentative Map Condition 51 was revised to include access,
acceptable to DSRSD, to sewer mains located on private
property.
The next steps for the developer will be to submit a Site
Development Review ( SDR) application and negotiate an agreement
regarding the future park site.
Staff recommends that the City Council waive the second reading
and adopt the Ordinance ( Exhibit A) .
i
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING
ORDINANCE TO PERMIT THE REZONING OF REAL
PROPERTY WITHIN THE CITY OF DUBLIN
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The City Council of the City of Dublin does ordain as follows :
SECTION 1 : Chapter 2 of Title 8 of the Dublin Ordinance Code
is hereby amended in the following manner :
Twenty-seven ( 27 . 0 ) + acres located at the southwest intersection
of Castilian Road and Padre Way, designated assessor Parcel
Numbers 941-99-5-1 and 941-100-7-26 , are hereby zoned to the
Planned Development (PD) District ; and PA 85-005 ( . 1 and . 2 )
Murray School District , as shown on Exhibit A (PD Rezoning and
(Tentative Map Plans ) , Exhibit B (Negative Declaration of
Environmental Significance) , Exhibit C and (Approval, Findings
and General Provisions PD Rezoning ) , and Exhibit D (Approval,
Findings and General Provisions Tentative Map) , on file with the
City of Dublin Planning Department , are hereby adopted as
regulations for the use, improvement and maintenance of . the
property within this District . A map of the area is as follows;
Cot
N �.J°'off DUBLIN
�- 1A
SECTION 2 . This Ordinance shall take effect and, be in force
thirty ( 30 ) days from after the date of its passage. Before the
expiration of fifteen ( 15 ) days after its passage, it shall be
published .once with the names of the Council members voting for
and against the same in the Tri-Valley Herald, a newspaper
published in Alameda County and available in the City of Dublin.
PASSED AND ADOPTED by the City Council of the City of
Dublin on this 22nd day of July, 1985 , by the folowing votes:
AYES:
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
RESOLUTION NO. -815
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
-----------------------------------
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A
PLANNED DEVELOPMENT REZONING WITH DEVELOPMENT PLANS FOR A
TWENTY-SEVEN ACRE SITE CONCERNING
PA 85-005 .1 MURRAY SCHOOL DISTRICT
WHEREAS, the Planning Commission did hear and consider
the submittal information at their regularly scheduled meetings
on May 20 , 1985 , and June 17 , 1985 ; and
WHEREAS, the Planning Commission adopted Resolution
No. 85-029 recommending approval of PA 85-005 .1 Murray School
District; and
WHEREAS, property owners in the vicinity of the
subject property were notified of the subject proposal; and
WHEREAS, the Staff Report was submitted recommending
that the Planned Development (PD) Rezoning be approved subject to
conditions prepared and reflected in the Planning commission'
Resolution No. 85- ; and
WHEREAS, the City Council considered and reviewed the
submittal information at their regularly scheduled meeting on
July 8 , 1985 ; and
WHEREAS, the the City Council has previously adopted a
Mitigated Negative Declaration of Environmental Significance
(Resolution No. -85 ) ; and
WHEREAS, the City Council finds that the proposed
rezoning will not have a significant environmental imoact; and
WHEREAS, the proposed rezoning is appropriate for the
subject property in terms of being compatible to existing land
uses in the area, will be visually attractive, will not
overburden public services , and will provide housing of a type
and cost that is desired, yet not readily available in the City
of Dublin; and
WHEREAS, the rezoning will not have substantial adverse
effects on health or safety, or be substantially detrimental to
the public welfare, or be injurious to property or public
improvements ; and
WHEREAS, the City Council finds that the proposed
rezoning is consistent with the City' s general plan policies; and
WHEREAS, there is little or no probabi-i'ity that the
rezoning will be a detriment to, or interfere with, the City' s
General Plan; and
NOW, THEREFORE, BE IT RESOLVED that the Dublin City
Council does herebv approve the Planned Development (PD) Rezoning
request for an 88-unit single family residential project with the
future five-acre public park site as generally shown or. the Plans
labeled Exhibit "A" for PA 85-005 . 1 and subject to the following
Conditions of Approval ;
Unless otherwise stipulated in the following conditions of
approval , development shall be subject to final review and
approval by the Planninq Director prior to issue of grading or
buildinq permits . Final plans must be submitted at minimum of 30
days prior to the issuance of building and/or grading permits.
ATTACHET
/ f
Conditions of Approval PA 85-005 . 1
1 . This approval is for an 88-unit single family residential
project . Development shall be generally consistent with the
following submittals ;
A. Tentative Map Tract 5402 (Revised) , prepared by
Wilsey and Ham, and dated received by the Dublin Planning
Department June 11, 1985 .
B. Tentative Map Tract 5402 - Conceptual Erosion
Control Plan, prepared by Wilsey and Ham, and dated received
by the Dublin Planning Department April 9, 1985 .
C . Lot Sizes/Average Lot Size - Tentative Map 5402
dated received by the Dublin Planning Department June 17 ,
1985 .
D . Project Cross Sections - Tentative Map 5402, dated
received by the Dublin Planning Department April 9, 1985 .
E. Typical Unit Placement on Cul-de-sacs - Tentative
Map 5402 , dated received by the Dublin Planning Department
June 12 , 1985 .
F. Tentative Map 5402 - Proposed Unit Footprint,
dated received by the Dublin Planning Department April 9 ,
1985 .
G . Re-taining Wall - Tentative Map 5402 , prepared by
Wilsey and Ham, and dated received by the Dublin Planning
Department June 12 , 1985 .
H . Typical Side-Lot Section - Tentative Mao 5402 ,
prepared by Wilsey and Ham, and dated received by the Dublin
Planning Department April 16 , 1985 .
I . Pad Sizes/Average Pad Sizes - Tentative Map 5402 ,
prepared by Wilsey and Ham and dated received by the Dublin
Planning Department June 17 , 1985 .
Collectively the foregoing submittals shall constitute
Exhibit "A" for 'PA 85-005 . 1 .
2 . Site Development Review approval by Staff shall be acquired
prior to issuance of building permit or grading .permits -
The Site Development Review shall implement these conditions
of approval concerning the physical development of the
project and shall reflect the design modifications called
for in the Staff Study prepared for this project. The
design criteria for lots developed in this project shall
observe the following standards ;
Front setback l 20 ' minimum
Rear setback - 20 ' minimum (with a 15 ' minimum
clear and level area from building
to adjoining top or toe of slope
with the bulk of the units
observing an 18 ' minimum clear and
level area) .
Sideyard - 5 ' minimum (with 5 ' minimum clear
and level area from building to
adjoining top or toe of slopes) .
Aggregate sideyard - 15 ' minimum (with 10 ' minimum
aggregate clear and level area from
building to adjoining top or toe of
slopes) .
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Street-side
sideyard setback - 12 ' minimum
Except as specifically modified by the above listed design
criteria, or as established elsewhere in the conditions of
approval for this project, the lots developed on this
property shall be subject to the guidelines of the R-1-B-E;
Single Family Residential Combining District (with 7, 000 sq.
ft. minimum lot size and 70 ' minimum average width) as
regards both land use restrictions and minimum/maximum
development criteria.
3 . All units shall contain standard and currently available
energy saving devices , and shall be insulated in accordance
with Title 24 , State of California Administrative Code .
Evidence shall be provided to the Building Official from
P .G . & E. that the units meet P .G. & E. ' s requirements of the
"Energy Conservation Home Program" , if it still exists at
the time the units are to be constructed.
4 . The project architect, or civil engineer, shall provide a
letter, to the Planning Director or Building inspector
stating that water conservant toilets, shower heads,
faucets, and automatic dishwashers with low flow cycles have
been installed in the units .
5 . Except as may be specificaly provided for within these
conditions of approval , the development shall comply with
City of Dublin Site Development Review Standard Conditions .
6 . Except as may be specifically provided for within these
conditions of approval , development shall comply with City
or Dublin Police Services Standard Residential Building
Security Requirements .
7 . A new 6-foot high heavy timber fence, shall be installed
along that portion of the easterly property line where the
subject property abuts the twelve existing residences
located along Castillian Road and Castillian Court. The
developer shall be responsible for installation of rear and
sidevard fences for all lots created by this subdivision.
8 . The project shall be constructed was approved. - Minor .
modifications in the design, but not the use, may be
approved by Staff . Any other change will require Planning
Commission approval .
9 . Handicapped ramps as required by Title 24 , State of
California, shall be provided.
110 . Detailed review of the access arrangement proposed for Lots
42 and 43 and security lighting proposed at the end of the
private roadway serving these two lots shall be subject to
review and approval by the Planning Department as part of
the Site Development Review process. Draft documents
establishing the private accessway serving these lots and
providing for its ongoing maintenance and landscaping shall
be submitted for review at the time of the Site Development
Review application submittal .
11 . There shall be compliance with DSRSD Fire Department
requirements , Flood Control District requirements, and
Public works requirements . Written statements from each
agency approving the plans over which it has jurisdiction
shall be submitted to the Planning Department prior to
issuance of Building Permits or the installation of any
improvements related to this project.
l� All utilities to a,-i d within the project shall be
undergrounded. All /rioters shall be screened from view or
enclosed in a manner that is compatible in design and
materials to that of the building to which it is attached.
13 . Secure DSRSD agreement to maintain the on-site sanitary
sewer collection system excluding individual laterals . The
system shall be designed as acceptable to DSRSD.
14 . Fire hydrants shall be installed and operable, to the
satisfaction of the Dublin San Ramon Services District Fire
Department, prior to combustible construction.
15 . Prior to final inspection and occupancy of any units :
a. Storm drainage facilities shall have been installed as
approved by the City Engineer.
b . Fire protection devices shall have been installed, be
operable, and conform to the specifications of and
inspections by the Dublin San Ramon Services District
Fire Department.
C . Cable TV hook-up shall be provided to each unit.
d. As-built drawings showing the locations of all
underground utilities (water, storm and sanitary sewer,
gas , electric, telephone, and cable TV) shall be
provided to the City.
e. Street name signs , bearing such names as are determined
acceptable by the Planning Director, City Engineer,
DSRSD-Fire Department and the Dublin Police Department
shall have been installed.
16 . Approval of this Planned Development is for two years as is
specified in Section 8-31 . 2 (b) of the Zoning Ordinance.
17 . Prior to final preparation of the subgrade and placement of
base materials , all underground utility mains shall be
installed and service connections stubbed out beyond curb
lines . Public utilities and sanitary sewers shall be
installed in a manner which will not disturb the street
pavement, curb, and gutter when future service connections or
extensions are made .
18 . Prior to filing for building permits, precise plans and
specifications for street • improvements, grading, drainage
('including size, type and location of drainage facilities
both on- and.-o-ff-site) and erosion and sedimentation control .
shall be submitted and subject to the approval of the City
Engineer.
19 . Where soil or geologic conditions encountered in grading
operations are different from that anticipated in the soil
and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic
report shall be submitted for approval and - shall be
accompanied by an engineering and geological opinion as to
the safety of the site from hazards of erosion, settlement
and seismic activity .
20 . Roof drains shall empty onto paved areas, concrete swales,
other approved dissipating devices, or tied into the storm
drain system.
21 . Dust control measures , as approved by the City Engineer,
shall be followed at all times during grading and
construction operations .
22 . Construction and grading operations 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 . /
23 . Developer shall keep adjoining public streets and drive,.-rays
free and clean of project dirt, mud, materials and debris and
clean up shall be made during the construction period, as
determined by the City Engineer .
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24 a . Prior to commencement of any structures : Grading must
conform with the recommendations of the soils engineer
to the satisfaction of the City Engineer. A
declaration by the soils engineer that he has
supervised grading and that such c-onformance has
occurred shall be submitted.
b . Prior to final inspection of buildings the following
shall have been submitted to the City Engineer:
1 ) An as-built grading plan prepared by a registered
Civil Engineer, including original ground surface
elevations, as-graded ground surface elevations,
lot drainage, and locations of all surface and
subsurface drainage facilities .
2 ) A complete record, including location and elevation
of all field density tests, and a summary of all
field and laboratory tests .
3 ) A declaration by the Project Civil Engineer and
Project Geologist that , all work was done in
accordance with the recommendations contained in
the soil and geologic investigation reports and the
approved plans and specifications.
25 . Prior to any grading of the site, a detailed plan covering
grading ( including phasing) , drainage, water quality, erosion
and sedimentation control for construction and the post-
construction period shall be prepared by the Project Civil
Engineer and/or Engineering Geologist, and shall be approved
by the City Engineer . Said plans shall include detailed
design, location, and maintenance criteria of all erosion and
sediment control measures . The plans shall attempt to insure
that no increase in sediment or pollutants from the site will
occur . The plan shall provide for long-term maintenance of
all permanent erosion and sediment control measures
26 . Prior to final inspection or buildings , the developer shall
trade the site, install soil erosion, sedimentation and
drainage control measures , and improve all streets and
easements , as shown or indicated on Exhibit "A", and these
conditions .
27 . 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.
28 . Install fire hydrants at the locations approved by the Dublin
San Ramon Services District in accordance with present
standards . Provide a raised blue reflectorized pavement J
marker in the center o,i the private vehicle accessways at
each fire hydrant.
29 . If during construction, archaeological or historical remains
are encountered, construction in the vicinity shall be
halted, qualified archaeologist consulted, and the Planning
Department notified. If , in the opinion of the
archaeologist, the remains are significant, measures, as may
be required by the Planning Director, shall be taken to
protect them.
30 . Unit address information shall be provided to the
satisfaction of the DSRSD Fire Department, Postal Service,
Police Services , and Dublin Planning Department.
31 . Parkland dedication as required by the Subdivision Ordinance
shall be made prior to recordation of the Final Map. The City
Engineer shall calculate the parkland dedication based upon
the Subdivision Ordinanc/ The preliminary park Aedication
land required for the 83 lot Subdivision is 42, 166 sq. ft .
Final calculations shall be prior to the approval of the
Final Map . A future public park site of a minimum size of
five acres shall be called out on the Final Map for this
project and shall be identified as Parcel "A" . A notation on
the Final Map shall indicate that the future land use of
Parcel "A" shall be as a public park.
32 . Should the project be phased:
b. The undeveloped area shall be maintained as acceptable
to the DSRSD Fire Department and it shall be kept free
of trash and debris .
C . The complete road system shall be installed with the
first phase .
d. Each phase shall be developed such that should
construction of subsequent phases be delayed, the
constructed phase ( s ) will appear as a completed project.
33 . Information detailing the design, location and materials of
all fencing, and of retaining walls over two feet in height
shall be submitted as part of the Site Development Review
and shall be subject to review and approval of the Planning
Director. Design and material of fences shall be compatible
with existing fencing in the vicinity of the project.
34 . Known water wells without a documented intent of future use
are to be destroyed prior to any demolition or grading in
accordance with a well destruction permit that shall be
obtained from Zone 7 of the Alameda County. Flood Control and
Water Conservation. District .
35 . Public utility easements shall be required for the electric
distribution system. The exact locations of the easements
for the Pacific Gas and Electric Company and the Pacific
Telephone Companv shall be secured from those respective
agencies .
36 . There may be one sign established for project identification
purposes . The location, copy and design of the sign shall
be subject to review and approval by the Planning Director
as part of the Site Development Review submittal .
37 . The developer shall furnish and install for each residence
developed, mail receptacles approved by the United State
Postal Service . Mail boxes are ,to be located in groups of
at least two at the curb so they can be safely and
conveniently served by the carrier from the postal vehicle .
Where sidewalks abut the curb, mail boxes are to be
installed at the edge of the sidewalk where they can be
served by the carrier from the sidewalk. The developer
shall submit written documentation to the City that the
requirements of the Postal Service have been met.
l l
33 . Slope areas created in conjunction with this project with
resultant slope height in excess of seven feet shall be
planted with 15 gallon sized trees within 60 days of the
site ' s rough grading . Planting ratio of these slopes shall
be one tree @ 1000+ square feet of slope area. In addition
to the trees required at rear and/or side-slope areas, one
on-site t=ee shall be provided by the developer along the
frontage of the lots established by this subdivision. The
trees shall be of a minimum size of 15 gallons and shall be
C f a species determined acceptable by the Planning
Department during the Site Development Review. Trees on
individual lots shall be maintained by developer until units
are initially occupied.
39 . The developer shall diligently pursue the necessary
approvals to perform off-site grading to pr amide a smooth
transition of slopes adjoining existing residential areas
( Lot 1 of Tract. 2689 as it relates to pro(osed Lot 11 of
Tract 5.402 and Lots 11 and 12 of Tract 2639 as they relate
to prcooseg' Lots 2-4 and 24-27 of Tract 5402 ) .
40 . The following lot specific adjustments/design specifications
shall be reflected on the Site Development Review submittal
for this project ;
Lot 3 - Lower Pad elevation by 3 feet
Lot 11 - Pursue off-site grading
Lot 36 - Access to be off of Obispo Court
Lot 42 - Adjust depth of lot to accomodate 20 '
easement, 20 ' setback from easement and
20 ' setback from easement and 20 ' rear yard
setback
Lot 48 - Access to be off of Santo Court
Lot 51 - 25 ' minimum setback from north
property line to be provided
Lot 54 - Access to be off of Iglesia Drive
Lot 61 - Access to be off of Soleado Court
Lot 73 - Access to be off of Soleado Drive
Lot 77 - Access to be off of Iglesia Drive
Lot 78 - Access to be off of Juarez Court
Lot 81 - 25 ' minimum setback from north
property line to be provided
Lot 82 - 25 ' minimum setback from south
property line to be provided
Lot 84 - Lot configuration to be adjusted to
provide minimum 100 ' depth from
either Juarez Court or Castilian
Road, with access to be along the long
axis
41 . The developer shall incorporate some or all of the following
specific design modifications (or additional modifications
as determined acceptable by the Planning Director ) into the
prole-ct through the Site Development Review process to
alleviate grading/visual impact concerns identified in the
southeast corner of the project. The building pads for Lots
3 , 4 , 24 - 29 and 31 - 33 shall be lowered by at least the
following minimum amounts ( Lot 3 : 3 . 51 ; Lot 4 : 0 . 5 ' ; Lot 24 :
1 . 5 ' ; Lot 25 : 0 . 5 ' ; Lot 26 : 0 ' ; Lot 27 : 0 .5 ' ; Lots 28 - 29 :
0 ' ; Lots 31-33 : 1 . 0 ' ) .
- Adjust slope of Obispo Court to maximize drop from
Iglesia Drive while maintaining desired engineering
standards ( i . e . , 6% maximum slope gradient at
intersection and across cul-de-sac bulb) .
- Slope driveways downward from adjoining public streets
Adjust lost configuration to allow use of single story
units for the lots in this area ( this may be done in
conjunction with the elimination of one lot in this
area .
Provide a tree planting program for rear slope areas
with a minimum planting ratio of 1 tree @ 1 ,000+ square
feet (approximately 3-4 trees per rear yard of Lots in
question ) .
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Reduce, to the extent feasible, the depth of proposed
building pads to allow gradient of rear slopes to be
decreased.
Use of terracing and/or retaining walls in the rear
yard areas .
42 . A minimum of five parking spaces shall be provided for each
lot located along or in proximity to cul-de-sacs ( i .e. , two
garage spaces, two driveway spaces and one on-street space
or one additional on-site space ) . For "flag-lots" where an
additional on-site parking space is to be provided, adequate
backout maneuvering room shall be provided. The means of
the required parking is to be provided shall be subject to
review through the Site Development Review process .
43 . The developer shall incorporate some or all of the following
specific design modifications (or additional) modifications
as determined acceptable by the Planning Director into the
project through the Site Development Review process to
maximize the effective "rear yard living area" ( i .e. , level
and clear rear yard area measured from the rear elevation of
home to the adjoining top or toe of slope or rear property
line where no slope is present ) . In no instances shall the
"rear yard living area" be less then a minimum area of 1,375
square feet ;
Use front to rear split level building pads with a
one-half floor ( 4+) split .
Use front to rear split rear yards with split being
between 2 ' and 4 ' in height .
- Use terraced retaining walls ( 2 ' maximum height, with
8 ' minimum horizontal separation and with 2 ' level work
area to the immediate rear of the respective walls .
- Use of 2 : 1 slopes in place of proposed 3 : 1 slopes
( subject to recommendations of an updated Soil
Investigation Report ) .
Use additional 2 ' high retaining walls as needed.
44 . In conjunction with the above stated conditions, development
of the subject property shall also be subject to the
conditions established for Subdivision 5402, City File
# PA 85-005 . 2 .
PASSED, APPROVED AND ADOPTED this 8th day of
July, 1985 .
AYES:
NOES :
i
ABSENT:
Mayor
ATTEST:
City Clerk
-8-
'SOLUTION NO .
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING TENTATIVE MAP 5402 CONCERNING
PA 85-005 . 2 MURRAY SCHOOL DISTRICT
WHEREAS, Murray School District proposes to subdivide
27+ acres of land into 88 lots with a designated future five-acre
neighborhood park site; 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 slap Act and City of Dublin subdivision regulations;
and
WHEREAS, the Planning Commission did review the
proposed Murray School District Tentative Map 5402 at public
hearings on May 20 , 1985 and June 17 , 1985 ; and
WHEREAS, the Planning Commission adopted Resolution No.
85-030 recommending approval of PA 85-005.2 Murray School
District; and
WHEREAS, property owners in the vicinity of the subject
property were notified of the subject proposal ; and
WHEREAS, the Staff Report was submitted recommending
that Tentative Map 5402 be approved subject to conditions prepared
and reflected in the Planning Commission Resolution No. 85-030;
and
WHEREAS, the City Council considered and reviewed the
submittal information at their regularly scheduled meeting on July
8 , 1985 ; and
WHEREAS, The City Council has previously adopted a
Mitigated Negative Declaration of Environmental impact;, and
WHEREAS, the City Council finds that the proposed
Tentative Map will not have a significant environmental impact;
and
WHEREAS, the City Council did hear and consider all
said reports and recommendations as herein above set forth;
NOW THEREFORE, BE IT RESOLVED that the City Council
finds :
1 . Tentative Map 5402 is consistent with the intent of
applicable subdivision regulations and City Zoning and related
ordinance . / J
2 . Tentative Map 5402 is consistent with the City ' s General Plan
as it applies to the subject property.
3 . Approval of Tentative Map 5402 will not result in the
creation of any significant environmental impacts .
4 . Development of Tentative Map 5402 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
recommendations are found in the various geotechnical and soil
investigation reports- coverina the site.
DP 83-20
6 . The site is physically suitable for the proposed development
in that the design and improvements are consistent with those of
similar existing residential developments which have proven to be
satisfactory and the site is in a good location regarding public
services and facilities . _
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 that is desired, yet not readily available in
the City of Dublin .
8 . General site considerations , including lot layout and
configuration, site grading, orientation and the location of
future buildings, vehicular access , circulation and parking,
setbacks, and similar elements have been designed 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 5402
PA 85-005 . 2 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 Mao . Each
item is subject to review and approval by the Planninc Department
unless otherwise specified.
GENERAL PROVISIONS :
1 Approval of Tentative Map 5402 is subject to t:!-.e subdivider securing final
ap n
proval from the Dublin City Council for PA 85-005.1 the Planned Development Rezering
application covering t:e subject property. Any modifications to the project design
approved by the Planned Development Rezoning action shall supercede the design on the
Tentative Map and shall be considered as an approved modification on the Tentative Map.
PRCF.AEOLCGY:
2. If, during ccnstracticn, archaeological remains are encountered, construction in the
vicinity shall be halted, an archaeologist consulted, and the City Planning Depart-rent
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 t1nem.
BONDS:
3. Prior to release by tree City Council of the performance and labor and materials
securities:
a. All inprove-ments shall be installed as per the approved I=rove.,rent Plans and
scecificaticns.
b. Grading of the subject property must conform with to recommendations of the
soils engineer to the satisfaction of the City Engineer.
C. The following shall have been submitted to the City Engineer:
1. An as-built grading plan prepared by a registered Civil Engineer,
including original ground surface elevations, as-graded ground surface
elevations, lot drainage, and locations of all surface and subsurface
drainage facilities.
2. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
3. A declaration by the Project Civil Engineer and Project Geologist that
all work was done in accordance with the recommendations contained in
the soil, and geologic investigation reports and the approved plans and
specifications.
4. Performance, labor, and material securities to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and
landscaping, shall be provided and approved by the City Engineer prior to approval of
the Final Map.
DEBRIS:
5. Measures shall be taken to contain all trash, construction debris, and materials on-
site until disposal off-site can be arranged. Subdivider shall be responsible for
corrective measures at no expense to City of Dublin.
DUST:
6. Areas undergoing grading, and all other construction activities, shall be watered, or
other dust-pallative measures used, to prevent dust, as conditions warrant.
7. Dust control measures, as approved by the City Engineer shall be followed at all times
during grading and construction operations.
EASEMENTS:
8. The land divider shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the land division.
Copies of the easements and/or rights-of-entry shall be in written form*and be
furnished to the City Engineer.
9. Existing and proposed access and utility easements shall be submitted for review and
approval by the City Engineer prior to Final Map approval. These easements shall allow
for practical vehicular and utility service access for all lots.
EROSION:
10. Prior to any grading of the site, and in any case prior to filing a Final Map, a
detailed construction grading plan (including phasing) ; and a drainage, water quality,
and erosion and sedimentation control plan, for construction and post-construction
period, prepared by the Project Civil Engineer and/or Engineering Geologist; shall be
approved by the City Engineer. Said plan shall include detailed design, location,
periods when required, ands--maintenance criteria, of all erosion and sediment control .
measures. The plan shall attempt to insure that no increase in sediment or pollutants
from the site will occur. The plan shall provide for long-term maintenance, including
automatic irrigation, of all permanent erosion and sediment control measures such as
slope vegetation. All erosion and sediment control measures shall be maintained by the
Subdivider for a minimum period of one year from the time the final improvements are
installed.
FIRE:
11. Install and/or relocate fire hydrants at the locations required by the Dublin San Ramon
Services District, in accordance with the standards in effect at the time of
development. A raised blue reflectorized traffic marker shall be epoxied to the center
of the paved street opposite each hydrant.
12. 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.
DP 83-20
FRONTAGE I`1PROVD- ICNTS:
13. Dedication of land shall be made to the City of Dublin such that it conveys land
sufficient for the approved streets' right-of-way. Improvements shall be made, by the
applicant, along all streets within the development and as required off-site, to
include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if
necessary, from a structural or grade continuity standpoint.
14. Developer contribute the same dollar amount per unit as the Nielsen Development
($233/unit) to be used on the improvement and signalization of the Silvergate Drive/San
Ramon Road intersection.
15. The Developer shall repair and overlay Castilian Road fronting this tract (lots 11, 12,
77, 78, 84, 85, and 86) after the utility service cuts have been made.
GRADING:
16. 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, s and
installed in a manner which will not disturb the street pavement, curb, gutter
sidewalk, when future service connections or extensions are made.
17. Grading shall be completed in compliance with the construction grading plans and
reccmn,endations 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, w-h shall, upon
its ccn-pletion, submit a declaration to the City Engineer that all work was done in
accordance with the recc=,endations contained in the soils and geologic investigation
reports and the approved plans and specifications. Inspections that will satisfy final
subdivision map requirements shall be arranged with the City Engineer.
18. Any grading on adjacent properties will require written approval of those property
owners affected.
19. The s udivider shall keep adjoining public streets free and clean of project dirt, mud,
materials, arid debris during the construction period, as 1S found IeSSa_''✓ by t :e City
Engineer.
20. Where soil or geologic conditions encountered in grading Operations are different- from
that anticipated in the soil and geologic investigation report, or wi.ere such
conditions warrant changes to the recc=,endations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by the
City Engineer. It shall be accompanied, by an engineering and geological opinion as to
the safety of the site from hazar&s of land slippage, erosion; settlement, and seismic
activity.
HANDICAPPED ACCESS:
21. Handicapped rags shall be provided as required by State of California Title 24.
L..TROVE:%E:�iT PCaN1S, AG2E=7rS, AND SECURITIES:
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22. All improvements within the public right-of-way, including curb gutter, sidewalks,
driveways, paving, and utilities, must be const_-ucted in accordance with acarove4
standards and/or plans.
23. The subdivider shall enter into an improvement agrearrent with tze City for all
irmrcve-Tents.
24. Cc`mplete i:m rovement plans, specifications, and calculations shall be submitted to, and
be approved by, the City Engineer and other affected agencies having jurisdiction over
public improvements, prior to execution of the Subdivision Im�nrovement AgreaTent.
Imprcvament plans shall show the existing and proposed i rovements along adjacent
public street(s) and property that relate to the proposed improvements.
25. All required securities, in an amount equal to 1003 of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50` of
the construction cost, shall be submitted to, and be approved bv, the City and affected
agencies having jurisdiction over public improvements, prior to execution of the
Subddvisicn imp rovement!Ayreement. /
DP 83-20
MISCELLANEOUS'
26. Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the subdivision shall be submitted at 1"= 400-ft. scale, and
1"= 200-ft. scale for City mapping purposes.
27. There shall be compliance with DSRSD Fire Department requirements, Flood Control
District requirements, and Public Works requirements. Written statements from each
agency approving the plans over which it has jurisdiction shall be submitted to the
Planning Department prior to issuance of Building Permits or Grading Permits on lots of
the subdivision or the installation of any improvements related to this project.
NOISE:
28. Construction and grading operations 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.
PARKLAND DEDICATION:
29. Parkland dedication shall be made in conjunction with the recordation of the Final Map.
The City Engineer shall calculate the parkland dedication based upon the Subdivision
Ordinance. The preliminary park dedication land required for the 88 lot subdivision is
42,166 sq. ft. Final calculations shall be prior to the approval of the Final Map.
Prior to recordation of the Final Map, developer shall enter into a binding agreement
with the City, subject to review and approval by the City Attorney, for the City to
accept/acquire the proposed park site. A future public park site of a minimum size of
five acres shall be called out on the Final Map for this project and shall be
identified as Parcel "A". A notation on the Final Map shall indicate that the future
land use of Parcel "A" shall be as a public park. Prior to recordation of the Final
Map, a deed transferring title of Parcel "A" to the City of Dublin, t-lrough a
ccmbinaticn of park dedication and sale, shall be prepared by the developer and
property owner. The deed shall be recorded at the time of recordation of the Final
Map. Wording and dccurents asscciated with this condition shall be subject to review
and approval by the City Attornev.
PUBLIC IN'FROVHZ EN-TS:
30. Any relocation o` improvaments or public facilities shall be acccr mlished at the
develocer's, including the relccation of any Pacific Gas and Electric and/or Pacific
Bell Ccrrpany poles or facilities lccated in the intersection of prcposzd streets with"
existing streets, or any poles within the subdivision or other-wise so located that the
subdivider desires their location changed. Relocation of one pole will be necessary at
Juarez Court and Castilian Road.
STR._.=S
31. The minimirn uniform gradient on 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 pave-mient 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 ccmpleted, the developer shall have soil tests
performed to determine the final design of the road bed.
32. Street grades through intersections shall be a maximum of 6% slope except with specific
approval by the City Engineer.
33. An encroachment permit shall be secured from the City Engineer for any work done within
the public right-of-way of Padre Way, Castilian Road, Castilian Court and Creekside
Drive, where this wcrk is not covered under the Subdivision Irrproveient plans.
STOR,1 DRAINAGE:
34. This area is within Special Drainage Area 7-1 and is subject to the conditions of
District Ordinance No. 53 of the Alameda Counts Flood Control and Water Conservation
District. Any applicable conditions of said ordinance will be imposed at the time of
issuance of building permits.
f
D(' 83-20
35. All paved slopes shall be a minimum of 0.5`x.
36. All storm drains shall be no less than 12" in diameter to minimize maintenance
problems.
37. Overbank flow shall be avoided on the new cut and fill slopes. A berm and/or "V" ditch
shall be established at the tops of these slopes.
38. The two pick-up points along the westerly boundary line for the small creek and a swale
shall be designed in a manner determined acceptable to the City Engineer and the
Alameda County Flood. The hydraulics shall include inlet control at the pick-up point,
runoff flow and eventual pick-up point for a 100-year storm overflow. This shall be
done in such a manner as not to flood any existing or proposed buildings.
39. The Swale on the lower side of the park shall break and drain either way from the
common line between lots 81 and 82. A new catch basin then added over the existing 36"
diameter storm drain line between lots 74 -and 81.
40. Abandoned storm drains shall be plugged with concrete or washed full of sand.
41. The bench along the downhill slopes of lots 68 and 71 shall drain to the existing 36"
diameter storm drain between these lots and a new catch basin shall be installed over
the existing pipe.
42. The rear yard drainage across other lots shall be in a private drainage easement. Lots
20 through 24 shall be picked up in a private storm drain pipe system and discharged
into the concrete ditch at the bottom of lot 24. Lots 25 through 32, excluding 30,
shall have their drainage picked up individually and undergrcunded to the ditch at the
toe of the slope.
43. The bench along the westerly property line shall contain a concrete ditch and be in a
private storm drainage easement.
44. Site specific drainage requirements shall be reviewed by way of a project specific soil
and Foundation Report which is to be prepared for this project in conjunction with
preparation of IIT'a'7rOveTent Plans.
45. Al! extraneous drainage easements to be abandoned through the City's ab_--dorzm nt
proceedings.
STREET LIGHTS:
46. Install street light standards and luminaries of the design, spacing, and locations,
approved by the City Engineer.
ST= NAMES:
47. The subdivider shall furnish and install street name signs, bearing such nacres as are
approved by the Planning Director, City Engineer, DSRSD-Fire Department and the Dublin
Police Department. The subdivider shall also install traffic safety signs in
accordance with the standards of the City of Dublin. Addresses shall be as approved by
the City Building Official.
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STREET TREES:
48. Street trees, of at least a 15-gallon size, shall be planted at the minim m ratio of
two trees per lot along the street frontages. Trees shall be planted in accordance
with a planting plan, including tree varieties and locations, approved by the Planninc
Director. Trees planted within, or adjacent to, sidewalks shall be provided with root
shields.
TITLE:
49. A current title retort and ccpies of the recorded deeds of all parties having any
record title interest in the property to be divided and, if necessary, ccpies of deeds
for adjoining properties and easements, thereto, shall be submitted at the tLT.e of
submission of the Final Subdivision Map for the City Engineer.
DP 83-20
UTILITIES:
50. Electrical, gas, telephone, and Cable TV services, shall be provided underground to
each lot 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.
51. Prior to the filing the Final Map, the subdivider shall furnish the City Engineer with
a letter from Dublin San Ramon Services District stating that the District has agreed
to furnish water and sewer service to each of the dwelling units and/or lot included on
the Final Map of the subdivision. The developer shall further demonstrate that access,
in a manner determined acceptable to DSRSD, be provided to that section of the sewer
main located other than within the public right-of-way.
WATER:
52. 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 District and
will be subject to field inspection by the District.
53. 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.
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 areas accessible by
District equipment;
C. Dedication of sewer lines;
d. Location and design of the water system values.
PASSED, APPROVED AND ADOPTED THIS 8th day of July, 1985.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
DP 83-20