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HomeMy WebLinkAboutReso 063-85 MurraySD PDRez RESOLUTION NO. 63 -85 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 impact; 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 probability 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 hereby 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 on 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 Planning Director prior to issue of grading or building permits. Final plans must be submitted at minimum o~ 30 days prior to the issuance of building and/or grading permits. 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 DepartmenL June 12, 1985. F. Tentative Map 5402 - Proposed Unit Footprint, dated received by the Dublin Planning Department April 9, 1985. G. Retaining 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 Map 5402, prepared by Wilsey and Ham, and dated received by the Dubli~ 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 - 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). -2- 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-l-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 wit'h City of 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 sideyard fences for all lots created by this subdivision. 8. The project shall be constructed as approved. Minor modifications in the design, but not the use, may be approved by Staff. Any other change will require Planning Commission approval. 9. Handicapped ramps as required by Title 24, State of California, shall be provided. 10. 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. 12. All utilities to and within the project shall be undergrounded. All meters 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 off-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 driveways 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. --4-- 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 conformance 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 of buildings, the developer shall grade 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 marker in the center of 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 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. 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 Company 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. 38. 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 t~e site's rough grading. Planting ratio of these slopes shall be one tree @ 1000+ square feet of slope area. In addition to the trees requi~ed at rear and/or side-slope areas, one on-site tree 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 of 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 provide a smooth transition of slopes adjoining existing residential areas (Lot 1 of Tract 2689 as it relates to proposed Lot 11 of Tract 5402 and Lots 11 and 12 of Tract 2689 as they relate to proposed Lots 2-4 and 24-27 of Tract 5402). -6- 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' 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 project 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 a minimum of five feet through the use of the approved design modifications. - Adjust slope of 0bispo 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 lot 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. A replacement Lot may be introduced in vicinity Juarez Court, if deemed acceptable by the Planning Director as regards design implications for that portion of the project. - Use split-level building pad putting garages one half floor (4'+) higher then the remaining living areas. - Provide rear yard fence at the top of the proposed slope. -7- - Provide a tree planting program for rear slope areas with a minimum planting ratio of 1 tree @ 1,000+ square feet (approximately 3-~ trees per rear yard of Lots in question). - 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. ~2. 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 the required parking is to be provided shall be subject to review through the Site Development Review process. ~3. 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 li~ing 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 (~+) 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. g~. In conjunction with the above stated conditions, development of the subject property shall also be subject to the conditions established for Subdivision 5~02, City File # PA 85-005.2. PASSED, APPROVED AND ADOPTED this 8th day of July, 1985. AYES: Councilmembers Hegarty, Vonheeder, Jeffery and Mayor Snyder NOES: None ABSENT: Councilmember Mo f'~tt]~ / L~zty Clerk'-Y-