HomeMy WebLinkAboutPCReso 95-05 PA94-054 Rec CC HansenRch TMap RESOLUTION NO. 95 - 05
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF RESOLUTION APPROVING
PA 94-054 HANSEN RANCH TENTATIVE MAP AMENDMENT REQUEST FOR A
MODIFICATION TO THE APPROVED TENTATIVE MAP 5766 AND CONDITIONS OF
APPROVAL FOR THE TENTATIVE MAP
WHEREAS, California Pacific Homes, Inc., requests approval of a Tentative Map Amendment
to Phase 1 of Tentative Map 5766, and to modify Condition No. 76 of City Council Resolution No.
130-89, which approves Tentative Map 5766 concerning PA 89-062 Hansen Hill Ranch project,
modifications which will permit a reduction in the required width of the creek access road referenced
therein, as well as other various minor changes to the subdivision configuration. A request for approval
of a Development Agreement Amendment to modify Conditions No. (a.) and (b.) of Subparagraph 5.3.2.
of Exhibit "B" of City of Dublin Development Agreement for the Hansen Hill Ranch project is also being
requested, a modification which will permit the reduction in width of the Creek Access Road from 12 feet
to 8 feet, and allow for the phased construction of the road; and
WHEREAS, the Planning Commission held public hearings on said application on January 17,
and February 6, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and a Negative Declaration has been prepared pursuant to
the State CEQA Guidelines, and the City of Dublin Environmental Guidelines. The proposed project will
not have a significant effect on the environment; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
Eo
Tentative Map 5766 Amendment is consistent with the intent of applicable subdivision regulations
and City Zoning and related ordinances.
Tentative Map 5766 Amendment is consistent with the City's General Plan as it applies to the
subject property.
Tentative Map 5766 Amendment will not result in the creation of significant environmental
impacts.
Tentative Map 5766 Amendment 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.
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 geological consultant's recommendations are followed; and the site is in a good location
regarding public services and facilities.
F. 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, in the City of Dublin.
G. General site considerations, including unit layout, open space, topography, orientation and the
location of future buildings, vehicular access, circulation and parking, setbacks and similar
elements have been designated to provide a desirable environment for the development.
H. 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.
I. The amendments will not materially change the provisions of the approved Tentative Map.
J. The approval of the Tentative Map Amendment will be consistent with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend City Council approval of Resolution approving PA 94-054 Hansen Ranch Tentative Map
Amendment application as generally depicted by materials labeled Exhibit A, stamped approved and on
file with the Dublin Planning Department, subject to the approval of the related Development Agreement
Amendment, and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance o£
building permits or establishment of use, and shall be subject to Planning Depa~iment review and
approval. The following codes represent those departments/agencies responsible for monitorinE
conipliance of the conditions of approval. [PL] Plannina. fBI Buildina. fPO] Police, [WP] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [15] Dc~ugheny ~te-gional Fire Authority, [DSR]
Dublin San Ramon Services District; [(~O] ,3alameda County Department of Environmental Health.
GENERAL PROVISIONS
This approval is for limited amendments to the Tentative Map 5766 concerning changes in pad
elevations, and minor revisions to lot and street configurations. The requested modification to
Condition No. 76 to allow the Creek Access Road to be reduced in width from 12 feet wide to 8
feet wide, is not approved. The amendments will permit the plans attached as Exhibit A (except
for Page 7, and other references to an 8 foot wide access trail) to overlay and replace certain
aspects of the approved Tentative Map 5766, for the Phase I (72 units) of the 180 unit Hansen
Ranch Subdivision, including minor street and lot reconfigurations and changes in pad
elevations. [PL]
Except as specifically modified elsewhere in these conditions, development shall conform to the
Conditions of Approval established by: City Council Resolution Nos. 20-89 and 21-89, approved
on February 27, 1989, pertaining to PA 87-045 Hansen Hill Ranch General Plan Amendment and
Mitigation Monitoring Program for EIR; and City Council Resolution Nos. 128-89, 129-89 and
130-89, approved on November 27, 1989, pertaining to PA 89-062 Hansen Hill Ranch Tentative
Map, Prezoning, Annexation and Mitigation Monitoring Program for the Mitigated Negative
Declaration. [PL]
Approval of this Tentative Map amendment is subject to the applicant securing approval from the
City Council of the proposed Development Agreement Amendment associated with this request.
[PL]
2
THE TOTAL HEIGHT OF PAD ELEVATION PLUS HOUSE SHALL NOT EXCEED THE
FOLLOWING:
ao
FOR LOT #32, THE SAME HEIGHT AS THE RESIDENCE AT 7439 HANSEN
(APPROXIMATELY 530 FEET)
FOR LOT #33, THE SAME HEIGHT AS THE RESIDENCE AT 7445 HANSEN
(APPROXIMATELY 542 FEET)
FOR LOT #31, SHALL NOT EXCEED 530 FEET, WHICH IS THE EQUIVALENT OF
THE PREVIOUS PROJECT APPROVAL FOR PAD ELEVATION PLUS HOUSE.
THE HEIGHT SHALL BE MEASURED AT THE HIGHEST RIDGE OF THE HOMES, AND
SHALL BE SUBJECT TO VERIFICATION BY THE DUBLIN PLANNING DEPARTMENT."
STREETS
Maximum street grades, centerline curve radii and site distances at intersections shall not exceed
those approved on the previous improvement plans, except as specifically approved by the City
Engineer.[PW]
6. The collector road shall be 40 feet curb-to-curb. [PW]
A temporary paved turnaround shall be constructed at the end of the stub collector street into
Phase II, located on Page 3 of Exhibit A.[PW, PL]
GRADING & DRAINAGE
The cut-and-fill slopes shall not be steeper than 2 horizontal to 1 vertical (with benches), except
as may be reinforced with retaining walls or reinforced earth as designed and approved by the
developer's soils consultant.[PW]
Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hansen Hill
Ranch project prepared by Berlogar Geotechnical Consultants dated January 1992, shall be shown
on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same
plans.[PW]
10.
Prior to approval of grading plans, the Applicant shall conform to the recommendations outlined
in the Geotechnical Investigation Report for the Hansen Hill Ranch project prepared by Bedogar
Geotechnical Consultants dated January 1992, as a minimum. Stricter controls, particularly on
landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the
Public Works Director. [PW]
CREEK ACCESS
11.
The trail head at the collector street near Silvergate shall be 8 feet wide extending to the street
and designed to allow maintenance vehicles to access the trail from the street. [PW,PL]
12.
There shall be turn around improvements made at the ultimate west end of the access road, which
shall be aggregate base for maintenance vehicles and police patrol purposes. Temporary
turnarounds shall be constructed if needed at the end of this road in Phase I, subject to the
determination of the Public Works Director. [PW,PL]
13.
Lockable, removable bollards, or some other acceptable type of vehicle security measures, shall be
installed at each vehicular access to the access road to prevent unauthorized vehicles from using
the road, while enabling access to the road in the event of an emergency. The Doughe.rty
Regional Fire Authority may require during the site review process or during construction process
access to gates and behind houses for emergency purposes. [PW, PL,F,PO]
14.
Those portions of the access road adjacent to and associated with Phase 1 shall be improved and
dedicated to the City prior to occupancy of any units in phase 1. [PL,PO]
15.
When the creek area is dedicated to the city for maintenance of the public open space, the City
will accept, and be responsible for maintaining, the improved access road and the open space and
creek areas which are accessed from this road. The City shall determine the acceptable level of
maintenance to be provided by the City. [PW, PL]
16.
Every effort shall be made to locate, design, and construct the creek access road so that grading
and tree removal impacts are reduced to the maximum extent possible, so as to minimize damage
to the ecological and aesthetic value and characteristics of the open space area, while providing
the necessary service functions.
FIRE
17.
Fire Hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well
spaced, average single family dwellings.* [F]
18. The maximum grades for fire apparatus roadways shall not exceed:*
a) 15% for all weather driving surfaces.
b) 15% to 20% for grooved concrete or rough asphalt for short stretches not to exceed 50
feet. [FI
19. The minimum number of fire access roads shall be as follows:*
a) 1-25 units One public access road
b) 26-74 units One public access road and one emergency access road
c) 75+ units Two public access roads [F]
20. The maximum length of a single access road shall be no greater than 1000 feet.* [F]
21.
Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet
and an unobstructed vertical clearance of not less than 13 feet 6 inches.* [F]
22.
Surface. Fire apparatus access roads shall be designed and maintained to support the imposed
loads of fire apparatus and shall be provided with a surface so as to provide all weather driving
capabilities.* IF]
23.
Future site plans of the proposed project should be submitted to the Dougherty Regional Fire
Authority for review. [F]
*This is not inclusive of the creek access road.
POLICE
24.
Fire access between residences shall be controlled by fences and adequate gates to prevent
unauthorized pedestrian traffic. IF,POI
25.
Applicant shall submit a projected timeline for project completion to the Dublin Police Services
Department, to allow estimation of staffing requirements. [PO]
OPEN SPACE/COMMON AREAS/LANDSCAPING
26.
Open space area - Provide for weed abatement before, during and after construction with the
following guidelines:
a) Clear all weeds within 100 feet downhill from the property line
b) Clear all weeds within 30 feet uphill from the property line
c) provide an environmental thinning plan for the area between 30 and 100 feet of this
development. IF]
27. Provide a landscape plan for wild land open space areas. Supply vegetation fuel modifications
and/or buffer zones, and possible use of fire resistive or drought tolerant varieties of plant life. [FI
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
28. Prior to issuance of any building permit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater
Facilities", all applicable DSRSD Master Plans and all DSRSD policies. [DSR]
All mains shall be sized to provide sufficient capacity to accommodate future flow demands in
addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning. [DSR]
Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff Any pumping station will require specific
review and approval by DSRSD of preliminary design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate agreement with the Applicant for
any project that requires a pumping station. [DSR]
Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be
desig, ned to be looped or interconnected to avoid dead end sections in accordance with
reqmrements of the DSRSD Standard Specifications and sound engineering practice. [DSR]
DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If unavoidable, then public sewer or water
easements must be established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance and/or replacement.
[DSR]
29.
30.
31.
32.
33.
Prior to approval by the City of a grading permit or a site development permit, the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and
approved by DSRSD. [DSR]
34.
35.
36.
All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map. [DSR]
Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved
by DSRSD for easement locations, widths, and restrictions. [DSR]
Prior to issuance by the City of any Building Permit, all utility connection fees, plan checking fees,
inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules established in the DSRSD Code. [D~R]
37.
38.
39.
Prior to issuance by the City of any Building Permit, all improvement plans for DSRSD facilities
shall be signed by the District Engineer. Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District Engineer, the Applicant shall pay all required
DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water
systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall
allow at least 15 working days for final improvement drawing review by DSRSD before signature
by the District Engineer. [DSR]
No sewerline or water line construction shall be permitted unless the proper utility construction
.permit has been issued by DSRSD. A construction permit will only be issued after all of the items
in condition 44 have been satisfied. [DSR]
The Applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from
completion of the project. [DSR]
40. A water line connection to Water Zones 2 and 3 is required which will connect to lines at the west
end of Hansen Drive. An easement has already been dedicated across property in Tract 4988 to
accommodate this connection. A 20 foot wide easement shall be dedicated to the District on the
Final Map or by separate instrument satisfactory to the District, to align with the existing
easement, allowing the necessary water line connection to Bay Laurel Street (new street).[DSR]
41. A water line and connection to Water Zone 3 is required which will connect the project to Zone 3
lines in Rolling Hills Drive. A 15 foot wide easement shall be dedicated to the District on the
Final Map or by separate instrument satisfactory to the District, to align with the existing Zone 3
connection on the north boundary of the project. A portion of this required water line may
alternately follow the existing access road along the north side of Martin Canyon Creek. [DSR]
PASSED, APPROVED AND ADOPTED this 6th day of February, 1995.
AYES: Commissioners Burnham, Geist, North and Zika
NOES: None
ABSENT: Commissioner Rafanelli
ATTEST:
anning Director
arming Commission-Chairperson t/iCE C/4.4
GSPA~\1994X94054~PCRESOTM