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HomeMy WebLinkAboutPC Meeting 05-04-00 (Reso 2555-2000) - PUD-99-067 Oak Farms Ex A - ConditionsEXHIBIT A Resolution 2555 PROPOSED CONDITIONS OF APPROVAL PUD-99-067 & SA-99-067 (As recommended by the Planning Commission Mtg.) A. Planning Division requirements shall be as follow: 1. The project shall be completed substantially as indicated on the attached Conceptual floor plans and elevations prepared by Dahlin Group; Tentative Map dated September 1, 1999 prepared by Standard Building Company; and preliminary landscape plan dated 8/31/99 prepared by Callander Associates, except as otherwise modified by the following conditions: 2. The applicant shall comply with all mitigation measures as outlined in EIR-99-067. 3. Prior to issuance of a building permit, the applicant shall prepare final landscape and irrigation plans, including lighting and retaining wall design, for review and approval of the Planning Division. 4. All garages shall have a minimum interior dimension of 20 foot wide by 20 foot deep, and all driveways shall be a minimum 18 feet deep. 5. Two-story units shall be constructed on lots 1, 6, 7, 24 and 30. 6. Landscape Easements – The final map and DCC&R’s shall clearly indicate the extent of the sideyard landscape easement, as well as the easements for the common landscape spine over Lots 7-24 and Lots 30-32. 7. The applicant shall install a planting strip between the sidewalk and both Oak Avenue and Commercial Avenue, subject to staff approval. (Added by Planning Commission at the May 4, 2000 regular meeting.) 8. Front yards shall include low (max. 3 ft. high) picket fences. (Added by Planning Commission at the May 4, 2000 regular meeting.) 9. The guest parking area located in the southeasterly corner of the site shall include adequate lighting to avoid creating hidden areas that may become a nuisance. (Added by Planning Commission at the May 4, 2000 regular meeting.) 10. Prior to issuance of a building permit the applicant shall televise the sewer line along Commercial Avenue and repair as necessary. (Added by Planning Commission at the May 4, 2000 regular meeting.) 11. The applicant shall comply with all Standard Conditions of Approval. (Planning Division contact: Susy Kalkin (650) 877-8535) PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 2 of 10 B. Engineering Division requirements shall be as follow: 1. STANDARD CONDITIONS The Developer shall comply with the Engineering Division's "Standard Subdivision and Use Permit Conditions for Townhouse, Condominium and Apartment Developments with Private Streets and Utilities", consisting of 8 pages. These conditions are contained in the Engineering Division's "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998, (copies of this booklet are available at no cost from the Planning and Engineering Divisions). 2. OAK AVENUE IMPROVEMENT The Subdivider shall fully improve one-half of the 80 foot wide Oak Avenue street right-of- way, along the entire street frontage of the subject subdivision, to provide a 4 foot wide sidewalk, an 8 foot wide parking lane and two 12 foot wide travel lanes. The design of the Oak Avenue street improvements shall conform to the requirements of Chapter 19.20 of the South San Francisco Municipal Code and City Standards. The Subdivider's civil engineering consultant shall prepare plans for the improvement of Oak Avenue and submit them to the City Engineer for review and approval. The improvement work shall include the installation of three City standard street lights to illuminate the subdivision's frontage along Oak Avenue and any surface or sub-surface drainage improvements necessary to prevent storm water run-off along Oak Avenue from entering the site. The work shown on the approved plans shall be constructed by the Subdivider, at no cost to the City, in accordance with a subdivision improvement agreement between the Subdivider and the City of South San Francisco. 3. SPECIAL CONDITIONS a. The Subdivider shall prepare a storm drainage analysis for the existing storm drainage facilities between the subdivision and Colma Creek. This report shall be submitted to the City Engineer for review and approval. The report shall evaluate the adequacy of the existing drainage facilities to accommodate storm water run-off from a 25-year design storm, for the fully developed Oak Farms subdivision. Should the existing drainage system not be able to accommodate both existing run-off within the drainage basin, as well as the calculated project run-off, the Subdivider shall either improve the existing off-site public drainage facilities, as required by the City Engineer, or shall design and construct improvements that will retain the subdivision's run-off on site, so that it will not exceed the capacity of the existing system to accommodate the storm water run-off from the improved site, for a 25-year design storm. PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 3 of 10 b. The subdivision's common area infrastructure, including the roadway, sewer and drainage improvements, shall be owned and maintained by the subdivision's homeowners association, not the City of South San Francisco. The subdivision final map shall contain a statement that no improvements are being dedicated to the City, within the proposed Public Utility Easements, overlaying the interior streets within the project. c. The proposed yearly Homeowner's Association Budget shall be submitted to the City Engineer for review and approval, as to the adequacy of the estimated common area improvements and infrastructure maintenance and capital improvement replacement and repair reserves budget. d. In accordance with current City Ordinances and the Standard Conditions, storm water pollution control devices and filters (such as a StormCepter or CDS unit) shall be installed within the site drainage outfall system from the subdivision to prevent pollutants deposited within the site entering Colma Creek and eventually, San Francisco Bay. Plans for these facilities shall be submitted to the Engineering Division and the City's Environmental Compliance Coordinator for review and approval. 4. INSPECTION The Engineering Division provides limited inspection services for the construction of the private streets and utilities within the subdivision, that are not inspected by the City's Building Division or the developer's civil and geotechnical engineers. a. In order to compensate the City for our inspection costs, the developer shall pay the hourly costs for services provided by the City's Construction Inspection staff, on a time and materials basis, in connection with the development of the subject subdivision improvements. b. The inspection costs will be billed monthly. The Subdivider shall pay all outstanding charges prior to receiving an Occupancy Permit for the homes. 5. TEMPORARY AND PERMANENT OCCUPANCY The subdivider will likely request temporary occupancy of one or more homes to be used as models. Also, the subdivision's permanent residents will probably want to move into their homes before heavy construction within the project is complete. Either request could result in the public and/or residents being impacted in various health and safety ways by the construction activities. PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 4 of 10 a. Prior to receiving a temporary certificate of occupancy for a model home within the subdivision, the developer shall submit for the City staff's review and approval a plan that will address at a minimum, the following items: 1) All construction areas shall be completely fenced off from areas accessible by the visiting public. 2) All areas subject to public travel shall be provided with adequate street and area lighting meeting the Police Department's requirements. 3) A parking and traffic safety plan shall be prepared and implemented. 4) Pavement, curb, gutter and sidewalks shall be provided within the model home complex. b. Prior to receiving permanent occupancy permits for the homes within the subdivision, the developer shall submit for the City staff's review and approval a plan that will address, at a minimum, the following items: 1) All construction areas shall be completely fenced off from the portion of the site occupied by the new residents and subject to public access. 2) All street lights within the occupied portion of the subdivision shall be operational and lit. 3) All traffic signs and pavement markings within the portion of the site accessible by the public shall be installed in accordance with the approved plans. 4) All site improvements within areas subject to public access shall be complete in accordance with the approved subdivision improvement, grading, drainage and utility plans. 5) Hours of construction activities shall be limited to the hours of 8 a.m. to 6 p.m., Monday through Friday (excluding holidays). (Engineering Division Contact: Richard Harmon, (650) 829-6652) C. Police Department requirements shall be as follow: 1. Site Plan and Subdivision Map PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 5 of 10 a. The Police Department has no concerns with the subdivision map. b. On-site parking and circulation appear adequate and acceptable for the project. c. The applicant shall submit a list of proposed street names for the project to be reviewed and approved by the Police Department prior to filing of the parcel maps. City policy precludes the use of street names that are duplicates or sound alikes of existing streets or names of living persons. Street names should be easy to pronounce, contain no unconventional spelling, and be unconfusing so that the public and the children, in particular, can handle the names in an emergency situation. d. No fire lanes will be approved on site. The roadway system shall be designed so that roadways are wide enough so fire lanes are not necessary. e. Due to the private nature of the streets all entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, this will assist in removing vehicles at the property owner's/manager's request. The subdivisions CC&R’s will deal with this potential problem. 2. Municipal Code Compliance a. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance, revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. b. The applicant shall assure that the requirements and restrictions on construction noise (including deliveries, equipment warmup and maintenance, etc.) prescribed in chapter 8.32 of the municipal code are not violated by their own personnel or any subcontractors working on the project. 3. Security and Safety Conditions a. Security Planting 1) Landscaping shall of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. b. Doors PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 6 of 10 1) All exterior wood doors and doors leading from enclosed garage areas shall be solid core with a minimum thickness of 1-3/4”. 2) Door framing shall comply with section 15.48.060A.1.h.; details can be provided by the Building Inspector. 3) Main entrance doors, pedestrian garage exit doors, and doors leading from enclosed garage areas into single-family dwellings shall be secured with a single-cylinder deadbolt lock with a minimum throw of one inch. a) The locks into the residence shall be so constructed that both deadbolt and deadlocking latch can be retracted by a single action of the inside door knob. (Garage exit doors and rear french doors may have a regular deadbolt lock.) b) Strike plates shall be secured to wooden jambs with at least 2-inch wood screws. 4) Vision panels in exterior doors or within reach of the inside activating device shall be of burglary-resistant glazing or equivalent.1 (This includes the fixed garage window adjacent to the exit door and french door glazing panels within reach of the locking device.) 5) Overhead garage doors shall be equipped with automatic openers and shall not have bottom vents except those doors having double louvered or shielded vents or approved alternate devices to protect the locking mechanism. c. Windows 1) Windows shall be constructed so that when the window is locked, it cannot be lifted from the frame. 2) The sliding portion of a sliding glass window shall be on the inside track. 3) Window locking devices shall be capable of withstanding a force of 300 lbs. in any direction. d. Numbering 1) A street number shall be displayed in a prominent location on the street side of the 1 5/16” security laminate, ¼” polycarbonate or approved security film treatment, minimum. PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 7 of 10 residence in such a position that the number is easily visible to approaching emergency vehicles. a) The numerals shall be no less than four (4) inches in height and shall be of a contrasting color to the background to which they are attached. b) The numerals shall be lighted at night. 2) The applicant shall submit a project addressing prior to building permit application. Addresses should run in a clockwise direction. e. Lighting 1) Each entry and exit door shall be equipped with a light source of sufficient wattage to illuminate the door, porch, and stairway. Area lights, switch controlled from inside the residence, are encouraged to illuminate the rear and side yards. 2) The common walkway shall be illuminated to a level of .5 foot-candles during the hours of diminished lighting levels. f. Other 1) The developer/applicant shall enclose the entire perimeter of the project with a chain link fence with necessary construction gates to be locked after normal construction hours. A security person shall be provided to patrol the project after normal working hours during all phases of construction, and adequate security lighting shall be provided to illuminate vulnerable equipment and materials. 2) The applicant’s voluntary installation of security alarm systems as a standard amenity in all residential units constructed, is encouraged on this project. 3) The applicant shall submit an addressing plan for the project to be reviewed and approved by the Police Department. The applicant shall indicate if the plan should be approved considering principles of Feng Shui. 4) The applicant shall submit a phasing plan for the project to be approved by the city as part of their first building permit application. The phasing plan shall include detail on the separation of construction activity from the use circulation and occupancy of residential units and model units and sales office activities. (Police Dept. Contact: Sgt. Mike Massoni (650) 877-8927) PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 8 of 10 D. Building Division requirements shall be as follow: 1. The design and construction of all site alterations shall comply with all applicable codes and regulations in effect at the time of plan submittal and building permit issuance. 2. A separate building permit application shall be submitted for each independent structure proposed on the site. Applications shall be accompanied by five (5) complete sets of construction drawings to include: a. Architectural plans b. Structural plans c. Electrical plans d. Plumbing plans e. Mechanical plans f. Fire sprinkler plans g. Landscape/irrigation plans h. Site/civil plans i. Structural Calculations j. Truss Calculations k. Soils reports l. Title-24 energy documentation 3. Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application must be made to the Bay Area Air Quality Management District prior to obtaining the permit and beginning work. 4. If on-site streets are privately owned, certain on-site improvements such as retaining walls, street light standards, and private sewer system will require plan review and permits from the Fire Prevention/ Building Division. 5. A proposed list of street / court names should be submitted to the Fire Prevention / Building Division for review and approval once the site plan has preliminary approval. List should include a primary and alternate choice for each street or court. Final decision for street names will be made by the City. 6. A portion of the subject property appears to be located in an AH flood zone which is identified as an area of special flood hazard. South San Francisco Municipal Code Section 15.56.030 states: PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 9 of 10 "no new construction, or substantial improvements of a structure which would require a building permit, pursuant to the applicable provisions of the Uniform Building Code as adopted and modified in Chapter 15.08 of this code, shall take place in an area of special flood hazard without full compliance with the terms of this chapter and other applicable flood control requirements". Prior to submittal of plans to the Building Division for plan review, the applicant shall determine where the actual flood fringe boundary lines occur on the property. The lines shall be incorporated onto a site/topographical plan which shall be included as part of the required plan information noted above. 7. Building pads must be elevated to a point at least one foot above 100-year flood levels. Certification will need to be provided prior to issuance of building permits. 8. With regard to any grading or site remediation, soils export, import and placement; provide a detailed soils report prepared by a qualified engineer to address these procedures. In particular the report should address the import and placement and compaction of soils at future building pad locations and should be based on an assumed foundation design. This information should be provided to Building and Engineering Division for review and comments prior to any such activities taking place. A grading permit may be required for the above mentioned work. 9. Prior to building permit issuance for the construction of each building, geotechnical and civil pad certifications are to be submitted. 10. Fire sprinklers will be required for all three story residential units. Separate application by a C- 16 contractor is required. 11. Dimensions are not provided for distance to property for the two-story plans. Openings are not permitted within 3 feet of the property line. 12. Wooden retaining walls are not approved for use in SSF. Retaining wall must be concrete or masonry, crib wall, “Keystone”, or an equivalent system. 13. After approval of the PUD, and prior to application for building permits, applicant shall submit a request for addressing along with 10 copies of the site plan to the Fire Prevention/Building Division. Each building will then be assigned an individual address by the Fire Prevention/Building Division. Subsequently, applicant, and other appropriate departments will receive copies of the addressing plan. If applicant has a preferred addressing scheme, that should be included with the original request. PROPOSED CONDITIONS OF APPROVAL Oak Farms: PUD-99-067 & SA-99-067 (As recommeded by the Planning Commission May 4, 2000) Page 10 of 10 14. Each building shall have address numbers posted in a conspicuous place. Numbers should be minimum 4" in height and either internally or externally illuminated. 15. All equipment, including the clothes dryer, located in the garage must be elevated on a platform to ensure that any source of ignition is located not less than 18” above the garage floor. 16. School fees will be required for the project. Residential construction is currently computed at $1.50 per square foot of living area. Calculations are done by the SSFUSD and those fees are paid directly to them prior to issuance of the building permit. (Contact: Thomas Ahrens, Asst. Building Official (650) 829-6670) E. Water Quality Control Department requirements shall be as follow: 1. Any onsite existing catch basins or new catch basins shall be stenciled with the approved San Mateo Countywide Stormwater Logo. Contact Ray Honan at Water Quality Control for details. (650) 877-8634 2. In accordance with the Municipal Code and Federal law, new stormwater pollution control devices stormceptors are to be installed in any new drainage inlets and existing drainage inlets are to be retrofitted with fossil filters within the subject parcel. 3. The applicant shall pay a Sewer Connection Fee based on the number of homes constructed. Current plans show 32 Single Family Detached Residential Homes. 4. An Erosion Control Plan with winterization controls is required prior to the issuance of a grading permit. Applicant shall submit a copy of the plan to Water Quality. 5. Water Quality will comment further when building plans are received. (Contact: Ray Honan, Environmental Compliance Coordinator (650) 877-8634) F. Parks, Recreation & Community Services Department requirements shall be as follow: 1. Prior to issuance of a building permit, the applicant shall pay in-lieu park fees in accordance with South San Francisco Municipal Code Chapter 19.24. (Contact: Barry Nagel, Director (650) 829-3800)