HomeMy WebLinkAboutPCReso03-17 PA00-017 Valley Christian Ctr Tmap RESOLUTION NO. 03 - 17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A TENTATIVE PARCEL MAP PA 00-017 FOR APPROXIMATELY 50.7 ACRES ON
THE VALLEY CHRISTIAN CENTER PROPERTY LOCATED AT 7500 INSPIRATION DRIVE
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a Tentative Subdivision
Map to subdivide a 50.7 acre parcel into three parcels of 37.06, 1.39 and 12.71 acres; 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 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 Tentative Parcel Map is part of a larger project which includes a General Plan
Amendment, PD Rezone, Site Development Review and Conditional Use Permit for a Master Plan for Valley
Christian Center;
WHEREAS, the proposed project area is located within the westerly portion of Dublin and contains
approximately 50 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard and west of the
terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the A Agricultural Zoning
District; and
WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act
(CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Draft and Final
Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the State CEQA
Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and Section 15132, and all
potential significant impacts have been mitigated through design of the project and the Conditions of Approval
contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a
result of the project; and
WHEREAS, the Planning Commission held a public hearing on said application on April 22, 2003; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the staff report was submitted recommending the Planning Commission approve the
Tentative Parcel Map subject to Conditions of Approval prepared by Staff; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find that:
1. The Tentative Parcel Map is consistent with the intent of applicable subdivision regulations and
related ordinances.
2. The design or improvements of Tentative Parcel Map is consistent with the City's General Plan
policies as they apply to the subject property in that it is a subdivision for the transfer of land for the
implementation of the Valley Christian Center Master Plan in an area designated for that type of
development.
3. The Tentative Parcel Map is consistent with the City of Dublin Zoning Ordinance.
4. The site is located adjacent to major roads and a highway on 50.7 acres and the Master Plan
provides for sites that are physically suitable for the type and density of development and the proposed
subdivision into three parcels.
5. An environmental impact report has been prepared for the Master Plan and this Tentative Parcel
Map. All potential significant impacts have been mitigated through design of the project and the
Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant
environmental effects to occur as a result of the project.
6. With the incorporation of mitigation measures of the EIR for the Master Plan, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or
cause public health concerns.
7. The design of the subdivision will not conflict with easements, acquired by the public at large, or
access through or use of, property within the proposed subdivision. The City Engineer has reviewed the
map and title report and has not found any conflicting easements of this nature.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT except as specifically modified
elsewhere, the Planning Commission of the City of Dublin does hereby approve the Tentative Parcel Map
Attachment 4, Exhibit A, for PA 00-017, to subdivide an existing 50.7+ acre parcel into three parcels of 37.06+,
1.394-, and 12.714-. This approval shall conform generally to the Tentative Parcel Map prepared by Cunha
Engineering, Inc., dated received by the Planning Department on April 16, 2003, consisting of one sheet, stamped
approved and on file; with the City Planning Department.
CONDITIONS OF APPROVAL:
Unless stated otherwise~ all Conditions of Approval shall be complied with prior to Parcel Map approval,
and shall be subiect to Plannine Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of approval. |PL1 Planning,
lB1 Building~ [PO1 Police, IPW1 Public Works, [ADM] Administration/City Attorney, [FIN1 Finance~ [F1
Alameda County Fire Prevention, [DSR] Dublin San Ramon Services District, [CO1 Alameda County Flood
Control & Water Conservation District (Zone 7).
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
GENERAL CONDITIONS
Effective Date. This Tentative Parcel Map shall not become PL, PW Prior to Effective
1 effective until the General Plan Amendment and PD Rezone date of TPM
are approved by the City Council and come into effect.
2 Tentative Parcel Map Approval. Approval of the Tentative PL, PW, B Ongoing, SDR
Parcel Map is not an approval of any specific proposed lot
improvements, lot traffic circulation system or parking plan,
street improvement fronting each proposed lot. Specific site
frontage improvements for each lot will be addressed and
reviewed as part of the Site Development Review Application
process for each lot.
3 Standard Public Works Conditions of Approval. PW Recordation of
Applicant/Developer shall comply with all applicable City of Parcel Map/
Dublin Standard Public Works Conditions of Approval Approval of
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
attached as Exhibit B. In the event of conflict between the Improvement Plans
Standard Public Works Conditions of Approval and these
Conditions, these Conditions shall prevail.
4 Building Codes and Ordinances. All project construction shall B Ongoing
conform to all building codes and ordinances in effect at the
time of building permit.
5 Fire Codes and Ordinances. All project construction shall F Ongoing
conform to all fire codes and ordinances in effect at the time
of building permit.
6 This Tentative Parcel Map shall expire in two and one-half PW
years pursuant to the Dublin Municipal Code Section 9.08.120
unless an extension is granted by the Planning Commission.
7 Prior to the issuance of a building permit, all applicable fees B, PL, ADM B
shall be paid. These fees shall include, but not be limited to,
those fees required by City Ordinances such as Traffic Impact
Contribution Fees, School Impact fees, Fire Impact fees,
Regional Transportation Fees, or any other that may be
adopted. In regard to payment of Traffic Impact Fees, the
timing of payment shall be in accordance with Conditions #15,
17, 18, and 19. In addition, all fees required by DSRSD, ACF,
Zone 7, shall be paid in accordance with those Agencies'
ordinances and regulations.
8 The Developer shall comply with applicable Alameda County F, PW, PO, B
Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL
Department, Dublin Police Service, Alameda County Flood
Control District Zone 7, Alameda County Public Health, and
Dublin San Ramon Services District requirements. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall
supply written statements from each such agency or
department to the Planning Department, indicating that all
applicable conditions required have been or will be met.
9 The Applicant/Property Owner shall comply with all B B
applicable regulations and requirements of the Uniform
Building Code and the Building Inspection Section.
10 Conditions of Approval. In submitting subsequent plans for PW Recordation of
review and approval, Applicant/Developer shall submit six (6) Parcel Map/
sets of plans to the Engineering Department for plan check. Approval of
Each set of plans shall have attached a copy of these Improvement Plans
Conditions of Approval with Responses to Conditions filled in
(see this chart) indicating where on the plans and/or how the
condition is satisfied. A copy of the Standard Public Works
Conditions of Approval shall also be submitted which has been
marked up to indicate where on the plans and/or how the
condition is satisfied. The notations shall clearly indicate how
all Conditions of Approval and Standard Public Works
Conditions of Approval will be complied with. Improvement
plans will not be accepted without the annotated conditions and
standards attached to each set of plans. Applicant/Developer
3
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
will be responsible for obtaining the approvals of all
participating non-City agencies.
11 A protocol-level wetlands delineation shall be performed on PL B
the project site when a development plan is proposed for Parcel
2. Based on the results of this analysis, the development plan
should be modified to avoid all wetland areas. If avoidance is
not possible, a wetland mitigation plan shall be prepared by a
qualified biologist to include identification of replacement
wetland area at a ratio of 2:l on or near the project site. All
applicable regulatory permits shall also be obtained from the
U.S. Army Corps of Engineers, Fish and Wildlife Service,
California Department of Fish and Game and Regional Water
Quality Control Board. (EIR Mitigation)
12 No development of Parcels 2 and 3 shall be permitted until PL Ongoing
Planned Development Stage 2 Development Plan rezonings
and Site Development Review submittals have been approved
by the City Council.
PUBLIC SAFETY
13 The Applicant shall comply with all applicable regulations and F Occupancy
requirements of the Alameda County Fire Department
(ACFD), including payment of all appropriate fees.
14 All fire hydrants shall be shown on final plans. F B
PUBLIC WORKS
15 The developer/applicant shall pay Voluntary Traffic Mitigation PW B
Contributions based on the number of daily vehicle trips
generated by the project. Alternatively, the
developer/applicant shall pay the Traffic Impact Fee in effect
at the time building permits are issued for each phase of the
project, assuming City adoption ora Downtown Traffic Impact
Fee Program. The contribution or fee shall be collected for
each new use based on the number of daily vehicle trips
generated by said use, and assuming 850 total vehicle trips for
all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall, Administration) - 20 daily vehicle trips
assumed
Building B (Jr./Sr. High School, Administration)- 358 daily
vehicle trips assumed
Building E (Senior Center, Counseling) - 273 daily vehicle
trips assumed
Parcel 2 (Multi-family residential)- 199 daily vehicle trips
assumed. (EIR Mitigation
16 A site-specific geotechnical investigation shall be required for PW Grading
each building constructed as part of the proposed expansion
CONDITION TEXT RESP. WHEN
AGENCY REQUIRED
(Prior to)
prepared by a California-registered geologist or California-
registered engineering geologist. The report(s) shall address the
potential for Geotechnical hazards and impacts to structures for
extension of the Dublin fault on the site, expansive soils, and
the potential for future landslides on the site. Specific measures
to reduce seismic hazards, expansive soils and landslide
hazards to a less-than-significant level shall be included in the
report(s) and implemented as part of the project during ali
phases. (EIR Mitigation)
The project sponsor shall contribute a fair-share contribution to PW B
the funding ora new traffic signal at the Dublin
Boulevard/Inspiration Drive intersection. Said fair-share shall
be assumed to be not more than 14% of the overall cost of the
signal improvement (design + construction), with the
remaining cost funded from other City sources. This fair-share
contribution shall be collected at the time of building permit
issuance for each new use/building based on the number of
daily vehicle trips generated by said use, and assuming 850
total vehicle trips for all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall, Administration) - 20 daily vehicle trips
assumed; 20 + 850 -- 2% (i.e. 2% of the applicant's total
financial obligation for the signal shall be collected at the time
of building permit issuance for Building A)
Building B (Jr./Sr. High School, Administration) - 358 daily
vehicle trips assumed; 358 + 850 = 42%
Building E (Senior Center, Counseling) - 273 daily vehicle
trips assumed; 273 + 850 = 32%
Parcel 2 (Multi-family residential)- 199 daily vehicle trips
assumed; 199 +850 = 24%
If the City installs said traffic signal at Dublin
Boulevard/Inspiration Drive prior to collecting the fair-share
contribution by the applicant for any new use, the contribution
shall be adjusted for inflation based on the San Francisco/Bay
Area Construction Cost Index, as published by Engineering
News Record, to reflect the cost of the traffic signal installation
at the time of building permit issuance for the new use. (EIR
Mitigation
The project sponsor shall contribute a fair-share contribution to PW B
the funding of a new traffic signal at the Dublin
Boulevard/Silvergate Drive intersection. Said fair-share shall
be assumed to be not more than 16% of the overall cost of the
signal improvement (design + construction), with the
remaining cost funded from other City sources. This fair-share
contribution shall be collected at the time of building permit
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior t°)
issuance for each new use based on the number of daily vehicle
trips generated by said use, and assuming 850 total vehicle
trips for all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall Administration) - 20 daily vehicle trips
assumed; 20 + 850 = 2% (i.e. 2% of the applicant's total
financial obligation for the signal shall be collected at the time
of building permit issuance for Building A)
Building B (Jr./Sr. High School, Administration) - 358 daily
vehicle trips assumed; 358 + 850 = 42%
Building E (Senior Center, Counseling) - 273 daily vehicle
trips assumed; 273 + 850 = 32%
Parcel 2 (Multi-family residential)- 199 daily vehicle trips
assumed; 199 +850 = 24%
If the City installs said traffic signal at Dublin
Boulevard/Silvergate Drive prior to collecting the fair-share
contribution by the applicant for any new use, the contribution
shall be adjusted for inflation based on the San Francisco/Bay
Area Construction Cost Index, as published by Engineering
News Record, to reflect the cost of the traffic signal installation
at the time of building pemfit issuance for the new use. (EIR
Mitigation
19 The project sponsor shall contribute a fair-share contribution to PW B
the funding of the Dublin Boulevard widening between
Silvergate Drive and Hansen Drive from two to four lanes.
Said fair-share shall be assumed to be not more than 12% of
the overall cost of the roadway widening project (design +
construction), with the remaining cost funded from other City
sources. This fair-share contribution shall be collected at the
time of building permit issuance for each new use based on the
number of daily vehicle trips generated by said use, and
assuming 850 total vehicle trips for all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall, Administration) - 20 daily vehicle trips
assumed; 20 + 850 = 2% (i.e. 2% of the applicant's total
financial obligation for the roadway widening shall be
collected at the time of building permit issuance for Building
^)
Building B (Jr./Sr. High School, Administration) - 358 daily
vehicle trips assumed; 358 + 850 = 42%
Building E (Senior Center, Counseling) - 273 daily vehicle
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
trips assumed; 273 + 850 = 32%
Parcel 2 (Multi-family residential) - 199 daily vehicle trips
assumed; 199 +850 = 24%
If the proposed scope or size of the Schaefer Ranch project, as
governed by a Development Agreement (DA) recorded on
1/27/99 as Series Number 99033482, is altered in the future,
the said fair share contribution of 12% by the applicant to the
funding of the Dublin Boulevard widening between Silvergate
Drive and Hansen Drive shall be recalculated based on the new
daily vehicle trip estimates for the revised Schaefer Ranch
project. If the Schaefer Ranch project does not proceed, the
applicant will have no financial obligation for this
improvement, and any funds collected from applicant for this
improvement will be reimbursed. (EIR Mitigation)
20 The project sponsor shall conduct monitoring of the peak hour PW Ongoing
turning movements at project driveways on one typical school
day and one typical Sunday every six months following the
completion of each phase of the VCC expansion, and report the
results to the City, to demonstrate that the expansion does not
increase the rate of vehicles violating the existing left turn
restrictions on Inspiration Drive. If the number of violators
increases after the expansion, more stringent enforcement or
other measures may be required by the VCC administration to
limit the number of vehicles accessing the project site to or
from Bay Laurel Street, as determined by the City of Dublin
Public Works Director. If the applicant fails to provide said
monitoring, then the City shall have the right, but not the
obligation, to perform said monitoring on behalf of the
applicant with all costs to be reimbursed to the City by the
applicant. (EIR Mitigation)
21 An erosion and sedimentation control plan shall be prepared by PW Grading
a California-registered civil engineer for implementation
throughout all phases of project construction. The plan should
be prepared in accordance with City of Dublin and RWQCB
design standards and shall be approved by the Dublin Public
Works Director prior to issuance of a grading permit. It is
recommended that this plan, at a minimum, include the
following provisions:
· Existing vegetated areas should be left
undisturbed until construction of
improvements on each portion of the
development site is actually ready to
commence;
· All disturbed areas should be immediately
revegetated or otherwise protected from both
wind and water erosion upon the completion
of grading activities;
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
· Stormwater runoff should be collected into
stable drainage channels, from small drainage
basins, to prevent the buildup of large,
potentially erosive stormwater flows;
· Specific measures should be implemented to
control erosion from stockpiled earth and
exposed soil;
· Runoff should be directed away from all areas
disturbed by construction;
· Sediment ponds or siltation basins should be
used to trap eroded soils before runoff is
discharged into on-site or offsite drainage
culverts and channels;
· To the extent possible, major site development
work involving excavation and earth moving
shall be scheduled during the dry season.
22 A Stormwater Pollution Prevention Plan (SWPPP) shall be PW Grading
prepared by a California-registered civil engineer in
accordance with RWQCB and City of Dublin standards to
ensure Best Management Practices will be employed to reduce
surface water pollution to a less-than-significant level. The
SWPPP shall be approved by the Dublin Public Works
Director prior to issuance to a grading permit. Pursuant to the
Alameda County's National Pollution Discharges Elimination
Permit (NPDES) No. CAS0029831 with the California
Regional Water Quality Control Board, all grading and
construction activities within the City of Dublin must comply
with the provisions said permit. (EIR Mitigation)
23 The project sponsor shall submit a hydrology study for the PW Grading
proposed project, prepared by a California-registered civil
engineer, documenting the amount of current stormwater
runoff from the site, estimated future quantities of runoff, and
the ability of downstream facilities to accommodate increased
stormwater quantities. The report shall also identify needed
downstream improvements necessary to accommodate
increased storm flows and the applicant's financial
participation in funding needed improvements, if required.
The study shall be approved by the City of Dublin Public
Works Department and Zone 7 District Engineer prior to
issuance of a grading permit. (EIR Mitigation)
24 Construction-related traffic shall be prohibited on Bay Laurel PW On-going
Street and other local streets, and shall instead use Inspiration
Drive between the VCC property and Dublin Boulevard
exclusively during all work associated with the various phases
of the proposed expansion project.
25 The following construction practices, based on BAAQMD PW On-going
standards, shall be required during all phases of construction
on the project site:
· Water all active construction areas as needed;
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
· Watering or covering of stockpiles of debris, soil, sand
or other materials that can be blown by the wind;
· Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least two
feet of freeboard;
· Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on ali unpaved access roads,
parking areas and staging areas at construction sites;
· Sweep daily (preferably with water sweepers) all
paved access road, parking areas and staging areas at
construction sites;
· Sweep streets daily (preferably with water sweepers) if
visible soil material is carried onto adjacent public
streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas
· Enclose, cover, water twice daily or apply non-toxic
soil binders to exposed stockpiles (dirt, sand, etc.);
· Limit traffic speeds on unpaved roads to 15 mph;
· Install sandbags or other erosion control measures to
prevent silt runoff to public roadways;
· Replant vegetation in disturbed areas as quickly as
possible. (EIR Mitigation)
26 If an archeological or Native American artifact is identified PL On-going
during Sitework and preparation, grading, or construction,
work on the project shall cease immediately until a resource
protection plan conforming to CEQA Guideline Section
15064.5 (e) is prepared by a qualified archeologist and
approved by the Dublin Community Development Director.
Project work may be resumed in compliance with such plan. If
human remains are encountered, a native American descendant
and the County Coroner shall be contacted immediately. (EIR
Mitigation)
27 The following construction noise reduction measures shall be PW Ongoing
implemented as part of all construction.
a) Limit construction time to 8:00 a.m. to 6:00 p.m.
Monday-Saturday, except state and federal holidays.
Exceptions may be granted in writing by the City
Building Official for emergency or extenuating
circumstances
b) Noisy stationary equipment should be located away
from the homes.
c) All construction equipment should be in good working
condition, and the mufflers should be inspected for
proper functioning.
d) Designate a construction noise coordinator. This
coordinator shall be available to respond to complaints
from neighbors and take appropriate measures to
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
reduce noise.
(EIR Mitigation)
28 The applicant shall obtain all necessary permits, pay all PW Ongoing
applicable fees and post bonds as required.
29 The applicant shall use thc Public Works Checklist to comply PW On-going
with other Public Works Conditions for this project. (EIR
Mitigation)
WATER/SEWER
30 Complete improvement plans shall be submitted to DSRSD DSR B
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 policies
and all Recycled Water Design and Construction Standards.
31 Should water lines be extended to serve the project, domestic DSR Occupancy
and fire protection waterline systems for Tracts or Commercial
Developments shall be designed to be looped or interconnected
to avoid dead end sections in accordance with requirements of
the DSRSD Standard Specifications and sound engineering
practice.
32 Should water/sewer lines be extended to serve the project, DSR Occupancy
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.
33 Should water/sewer lines need to be extended to serve the DSR Occupancy
project, the locations and widths of all proposed easement
dedications for water and sewer lines shall be submitted to
DSRSD.
34 Should water/sewer lines need to be extended to serve the DSR Occupancy
project, all easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Parcel Map.
35 No sewerline or water line construction shall be permitted DSR On-going
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 No.5 have been satisfied.
36 All improvement plans for DSRSD facilities shall be signed by DSR B
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
10
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
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.
37 Should water or sewer facilities be extended for the project, DSR B
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 fees and permits have been obtained.
38 The Applicant shall hold DSRSD, its Board of Directors, DSR On-going
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines
resulting from completion of the project.
39 The Applicant agrees to record a conservation easement or PL, PW Final Map
other deed restriction acceptable to the Community
Development Director, City Engineer and City Attorney that
precludes development on the northern and eastern portion of
Parcel C adjacent to the homes on Las Palmas Way. The deed
restriction shall not preclude landscaping.
PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on
this 22nd day of April 2003, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Cm. Jennings, Nassar, Machtmes
Cm. Fasulkey
Cm. King
l~lan~in~ Commissio~J2hairP6rson ~
ATTEST: (~-
Planning M
11