HomeMy WebLinkAboutReso 144-1994RESOLUTION NO. 144-94
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION OF THE CITY COUNCIL APPROVING A MITIGATED
NEGATIVE DECLARATION, A VESTING TENTATIVE MAP (SA-93-
111), AND A PLANNED UNIT DEVELOPMENT (93-26) FOR A 32
LOT, SINGLE FAMILY DETACHED RESIDENTIAL PLANNED
DEVELOPMENT ON 4.77 ACRES IN THE R-1-E SINGLE FAMILY
RESIDENTIAL ZONE DISTRICT AT THE SOUTH EAST CORNER OF
SUNSET AVENUE AND STONEGATE DRIVE.
WHEREAS, a Mitigated Negative Declaration was prepared,
noticed and circulated for public review and comment by the
Planning Division on October 26, 1994, and whereas no comments
were received on the document; and
WHEREAS, the City Council, on the basis of their independent
review and the recommendation of the Planning Commission, hereby
adopt the findings set forth on the Mitigated Negative
Declaration, which provide that the project, as mitigated, will
not have a significant effect on the environment; and
WHEREAS, on November 17, 1994 and December 1, 1994 the
Planning Commission held duly advertised public hearings to
consider Vesting Tentative Subdivision Map SA-93-111 and Planned
Unit Development Permit PUD-93-26; and
WHEREAS, the Planning Commission made findings pursuant to
city Council Resolution 82-88 that the private street system
proposed complies with the requirements of Resolution 82-88 which
permits private streets in a planned development when the
following characteristics are met: the site topography or other
physical constraints preclude the reasonable use of public
streets, private roadways improve access and safety, they are not
solely used to increase density, sufficient budgeting is provided
in the Homeowners Association, parking is adequate, and the
private drive has been adequately identified through signage or
decorative paving treatment. The proposed project complies with
these characteristics.
Whereas, the City Council hereby finds that, based on the
following information, the use of private streets is consistent
with Resolution 82-88.
me
Finding: The topography is too steep, the shape of the
lot too irregular or other physical constraints are
present so that public streets will not reasonably fit
on the site without requiring variances from the public
street standards of the Subdivision Ordinance.
Statement of Facts: The topography of the site
maintains an average 18% slope with even steeper slopes
on the east side. A 56 foot minimum public street
right-of-way would require a more extensive grading of
the hillside to achieve the typical crowned street
section and would significantly alter the original
contours of the hillside. In addition, this would
likely require a system of higher retaining walls and
reduced useable yard area. This is in direct conflict
with General Plan Policy 1 which states that
development should follow existing contours to the
greatest extent possible and that grading should be
kept to a minimum. By providing private streets, the
right-of-way is narrower which allows the general
contour of the hillside to be retained.
Finding: The roadways will improve access and public
safety by eliminating direct vehicular backout onto
public arterials.
Statement of Facts: Stonegate Drive and Sunset Avenue
are the Main residential collector streets for the
Stonegate area and due to the steepness of the streets
and limited visibility, direct access onto these
streets could pose hazards to motorists and
pedestrians.
Finding: The roadways are not being proposed solely to
increase density.
Statement of Facts: As stated in previous
correspondence, the applicant has proposed the private
streets in order to limit extensive grading, reduce
wall heights, increase useable yard area and reduce the
cost per unit for affordability. The slope of the site
justifies the reduced street widths and allows for the
maximum use of land for open space and living area.
Finding: Sufficient budgeting is provided to fully
maintain the driveways over the long term life of the
project.
Statement of Facts: The applicant has provided a
proposed budget for the Homeowners Association which
includes sufficient maintenance fees for the walls,
landscaping and streets and a reserve fund for
replacement.
Finding: In addition to the required covered resident
parking and driveway aprons long enough to accommodate
the normal passenger vehicle for each unit, guest
parking is provided in common areas in proximity to
each unit to offset the loss of parallel parking
normally provided on public streets.
Statement of Facts: The project has provided the
minimum 18 foot driveway apron and guest parking is
available along one side of the street in excess of
minimum standards (1 guest space per 4 units).
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Finding: A security gate, information sign and/or
decorative pavement treatment indicating the private
nature of the private roadway has been provided.
Statement of Facts: The applicant is proposing a
decorative pavement treatment at the entrance to the
development on Ida Drive.
WHEREAS, the project proposed the following exceptions to
the standards and regulations of Title 20 (Zoning Ordinance) of
the South San Francisco Municipal Code:
Front Yard Setback - 15 feet required, 20 feet for garages
facing streets. This development maintains front setbacks
of five to 15 feet with a minimum 18 foot driveway apron for
garages facing streets.
Rear Yard Setback - 20 feet required. Seven homes are
located less than 20 feet from the rear property line (the
closest being 10 feet). In general, however, the homes
maintain a rear setback in excess of 20 feet.
Side Yard Setback on Street Side of Corner Lot - 10 feet
required. Lot 16 has a 5.38 foot setback on the side yard
adjacent to Joseph Drive.
Minimum Lot Size and Dimension - The R-1-E Zone District
requires a minimum lot area of 5,445 sq.ft, per dwelling
unit (8 units to the acre) with a 50 foot street frontage
and 80 foot depth. 23 of the 32 lots do not meet the
minimum lot size standard and 13 lots do not meet the
minimum width and/or depth requirement.
WHEREAS, as required by the "Planned Unit Development Permit
Procedures" (SSFMC Chapter 20.84) and Title 19 (Subdivision
Ordinance), the Planning Commission previously made and the City
Council herein makes the following findings in support of the
approval of the Vesting Tentative Subdivision Map and Planned
Unit Development and whereas these findings are based on public
testimony and the materials submitted to the City of South San
Francisco Planning Commission which include, but are not limited
to: Vesting Tentative Map dated "received November 1, 1994;
Dimensional Site Plan and Grading and Drainage Plan dated
"received November 1, 1994; site plans, floor plans and
elevations dated "received November 1, 1994; Initial Study for
the Stonegate Subdivision by Wagstaff and Associates dated July
1994; Mitigated Negative Declaration No.767; Storm and Sanitary
Sewer Study by civil Engineering Associates dated September 27,
1994; Geotechnical Investigation by Terratech dated March 1994;
Planning Commission staff reports dated November 17, 1994 and
December 1, 1994 regarding SA-93-111 and PUD-93-26; and the
Planning Commission hearings of November 17 and December 1, 1994.
The proposed project is consistent with the residential
policies in the City's General Plan which include Policy 1,
Policy 8, Policy 13, Policy 14, and Policy 17. The
applicant has proposed a single-family detached planned unit
development with a private street system which reduces
grading impacts and allows for expanded useable area for
each lot. The density is under the 8 du/acre maximum and
the single-family detached units are consistent with the
type of development in the area.
The proposed project is consistent with the requirements of
SSFMC Title 20 (Zoning Ordinance). The proposed building
setbacks and lot sizes are permitted under the Planned Unit
Development Permit, adequate parking and useable open space
have been provided, and all city requirements have been met.
The residential use is consistent with the R-1-E Single-
Family Residential Zone District which permits single-family
detached homes.
A Mitigated Negative Declaration has been prepared in
accordance with the California Environmental Quality Act.
The City, based on its own independent evaluation of the
Mitigated Negative Declaration has determined that all
potential identified impacts including geotechnical,
hazardous materials, traffic, noise and public services will
be mitigated to a level of insignificance through the
imposition of conditions of approval and the mitigation
measures identified and through implementation of the
mitigation monitoring program. Public utilities and
services have sufficient capacity to accommodate
4
development. The design of the Vesting Tentative Map and
associated improvements are not likely to cause substantial
environmental damage or injury to wildlife nor cause any
serious public health problems.
Se
The Tentative Subdivision Map complies with the requirements
of Title 19 (Subdivision Ordinance) of the SSFMC and with
the requirements of the State Map Act.
Se
The design and improvements of the Tentative Map are not in
conflict with any existing public easements.
The site is physically suitable for the proposed development
densities.
This proposed use will not be adverse to the public health,
safety or general welfare of the community, nor detrimental
to surrounding properties or improvements because it
complies with the Design Review Guidelines, it will meet the
City's requirements and standards of development, all
potential identified impacts will be mitigated. The
existing public infrastructure is sufficient to accommodate
the development, public schools have adequate capacity to
accommodate the projected number of children residing at the
development and in-lieu park fees will be paid to the city
for additional recreational amenities.
NOW, THEREFORE, BE IT RESOLVED that the City Council does
hereby approve Mitigated Negative Declaration No.767, wherein
such approval included imposition of the mitigation measures as
conditions of approval;
BE IT FURTHER RESOLVED that the City Council does approve
Vesting Tentative Map SA-93-111 and Planned Unit Development 93-
26 based on the above mentioned findings and subject to the
conditions attached hereto as "Exhibit A".
I hereby certify that the foregoing resolution was regularly
introduced and adopted by the City Council of the City of South
San Francisco at a regular meeting held on the 14th
day of December , 1994, by the following vote:
AYES:
Councilmembers Jack Drago, Joseph A. Fernekes and Roberta
Cerri Teglia
NOES:
Mayor Robert Yee
ABSTAINED: None
ABSENT:
Councilmember Penna
405\memo\robson.dft
6
EXHIBIT A TO RESOLUTION NO. 144-94
Santa Clara Development (Stonegate-Robson) - Vesting Tentative Subdivision Map (SA-93-
111), Planned Unit Development (PUD-93-111) and Design Review for a 32 lot, single-family
detached residential planned development on 4.77 acres in the R-1 Single Family Residential
Zone District at the southeast comer of Sunset and Stonegate Drive.
At the December 14, 1994 City Council meeting, the Council approved Mitigated Negative
Declaration No. 767, Vesting Tentative Subdivision May SA-93-111 and Planned Unit
Development Permit PUD-93-26 subject to findings and conditions of approval.
CONDITIONS OF APPROVAL
December 14, 1994
SA-93-111/PUD-93-26
A. Planning Division requirements shall be as follows:
Vesting Tentative Subdivision Map:
The Final Subdivision Map shall be substantially consistent with the map entitled,
"Vesting Tentative Map, Proposed 32 Lot Subdivision, Sunset Avenue and Stonegate
Drive" prepared by Civil Engineering Associates dated September 1994 and revised
October 28, 1994 except as noted herein.
The owner shall comply with all requirements of all affected City Departments and
Divisions as contained in the attached conditions.
The Final Map shall comply with all applicable requirements of the City's Subdivision
and Zoning Ordinance (Titles 19 and 20) and the State Subdivision Map Act.
The owner shall record in a manner satisfactory to the City Attorney that the owner
and all successive owners shall be required to comply with the mitigation measures
identified in Mitigated Negative Declaration No.767 adopted for this project.
The ingress and egress easement for lot 3 over lot 4 shall be eliminated. Driveway
access for lot 3 shall be provided directly from Joseph Drive.
No grading or building permits shall be issued on this site until the Final Map is
recorded and the portion of Park Way Junior High School property indicated on the
plan is acquired.
Site Preparation, Grading and Construction Conditions:
The developer shall comply with the recommendations outlined in the report titled,
"Geotechnical Investigation Stonegate Drive" by Terratech dated March 1994 and the
report titled, "Supplemental Geotechnical Investigation" by Terratech dated October
27, 1994. These recommendations shall be incorporated into the design and
construction of the project.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 2 of 22 Pages
o
The applicant shall comply with all mitigation measures outlined in Mitigated
Negative Declaration No.767.
°
An erosion control plan shall be provided by the developer prior to issuance of grading
permits in conformance with the City of South San Francisco Stormwater Ordinance as
well as with the erosion control provisions set forth by the San Mateo County Flood
Control District and ABAG. The plan shall include, at a minimum, the following
provisions:
Existing vegetated areas should be left undisturbed until construction of site
improvements is 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 by
using suitable practices, including but not limited to, covering with tarpaulin, or
other plastic covering, seeding, mulching, hay bales, vegetative buffer strips,
sod stabilization, or alternative runoff controls.
Project runoff should be collected into stable drainage channels, from small
drainage basins, to prevent the buildup of large, potentially erosive stormwater
flows. In addition, runoff velocities should be kept low by minimizing slope
lengths and gradients.
Runoff should be directed away from all areas disturbed by construction.
Temporary siltation basins or catch basin sediment traps should be used to
collect eroded soils and prevent their discharge into off-site drainage channels.
These facilities should be maintained throughout project construction, until all
disturbed areas have been either covered with impervious surfaces or fully
stabilized with an established vegetative cover.
To the extent possible, the project sponsors should schedule major site
development work involving earth moving and excavations for construction
during the dry season, in accordance with City of South San Francisco
Municipal Code.
All runoff from project roofs should be directed into project storm drains.
Preparation of a contingency plan in the event of unexpected rain or possible
failure of outlined scheduled measures (i.e.: storage of extra or alternative
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 3 of 22 Pages
control materials on-site (e.g.: hay bales, stakes, fencing) and the notifying SSF
officials of potential problems).
10.
To reduce dust impacts to the surrounding residential areas during construction, the
following construction period dust mitigation requirements shall be implemented:
Suspend earthmoving or other dust-producing activities during periods of high
winds.
Provide equipment and staffing for watering of all exposed or disturbed soil
surfaces at least twice daily, including weekends and holidays. An appropriate
dust palliative or suppressant, added to water before application, should be
utilized.
Water or cover stockpiles of debris, soil, sand or other materials that can be
blown by the wind.
Thoroughly sweep at the end of each day all construction areas and adjacent
streets of all mud and debris, since this material can be pulverized and later
resuspended by vehicle traffic.
Limit the speed of all construction vehicles to 15 miles per hour while on site.
Cover or wet down all materials transported to and from the site by truck as
necessary to suppress visible dust.
Plant erosion control landscaping as soon as possible after grading.
Seed finished grades with an erosion control grass hydro-mulch (for example,
Basic Erosion Control Mix from Clyde Robin Seed Company, 20 percent
blando bromegrass, 8 percent zano fescue, 20 percent annual rye, 20 percent
rose clover, 20 percent crimson clover, and 12 percent lana woolypod vetch) as
soon as possible following grading.
Dust control measures shall be implemented 7 days a week.
11.
Skimmers and grease traps shall be built into selected manholes or catch basins on the
site to trap debris and remove grease and oil (the design shall be approved by the
Stormwater Management Coordinator prior to issuance of grading permits).
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 4 of 22 Pages
12.
Construction period impacts must be reduced to less than significant levels through
implementation of the following measures:
1_) Construction Scheduling. Limit noise-generating construction activities,
including truck traffic coming to and from the site, to daytime (8:00 AM to 6:00 PM
on weekdays, 9:00 AM to 6:00 PM on Saturday), non-holidays.
2_) Construction Equipment Mufflers and Maintenance. Properly muffle and
maintain all construction equipment powered by internal combustion engines.
Idling Prohibitions. Prohibit unnecessary idling of internal combustion engines.
Equipment Location and Shielding. Locate all stationary noise-generating
construction equipment, such as air compressors, as far as practical from existing
nearby noise sensitive land uses. Acoustically shield such equipment with temporary
noise barriers.
5_) Quiet Equipment Selection. Select quiet construction equipment, particularly
air compressors, whenever possible.
6_) Notification. Notify nearby residents and school administrators of the
construction schedule in writing.
7_) Noise Disturbance Coordinator. Designate a noise disturbance coordinator
responsible for responding to any local complaint by construction noise.
13.
No construction related deliveries shall be made from 8:00 to 8:30 a.m. and from 3:00
to 3:30 p.m. due to possible conflicts with construction vehicles and parents dropping
off and picking up students from Park Way Junior High School.
Planned Unit Development
14.
A minimum 15 foot useable rear yard area shall be provided for each residential lot.
Useable rear yard area shall be defined as the area at the rear of the dwelling which
maintains a slope of 5 percent or less for the width of the dwelling. As in the case of
lot 2, a 10 foot minimum useable yard is required and the applicant shall provide a
well designed landscape and patio plan for these lots. All future building additions
shall comply with the useable rear yard requirements.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 5 of 22 Pages
15.
All residential buildings shall maintain the following minimum setbacks and building
envelope throughout the development:
5 foot side setback;
10 foot front setback; 5 feet in the case of garages that have openings at 90
degrees to the street;
20 foot rear setback; 10 feet for lots 1, 2, 3, 12, 13, and 14;
Maximum height of 30 feet;
All other provisions in the R-1 Zone District.
16.
TWo car garages shall have a minimum clear interior dimension of 20 feet wide by 20
feet deep and three car garages shall maintain a 29 foot width and 20 foot depth. All
driveway aprons shall maintain a minimum length of 18 feet. Storage shall be
provided in the garage above the required 7'6" vertical clear area.
17.
The architecture of the homes shall be substantially consistent with the site plans, floor
plans and elevations dated October 26, 1994 except as stated herein. The following
minor design changes shall be required:
A door shall be provided at the side of the garage for access to the side yard
except in the case of the garages with openings at 90 degrees to the street.
All roofs shall consist of concrete tiles.
18.
The street light at the east end of Joseph Drive cul-de-sac shall be designed or
relocated to prevent the light from shining into the adjacent home in the Viewmont
Terrace development.
19.
Retaining walls shall be planted with vining or crawling type groundcover to reduce
visual impacts and the location and number of trees shall remain as indicated in the
landscape plan. In addition, the cyclone fence at the top of the crib wall on lot 23
shall be replaced with a wrought iron fence with masonry pilasters matching fence
detail No.7, Sheet L-5 of the landscape plans.
20.
Retaining walls throughout the site shall not exceed eight (8) feet in height with the
exception of the slope behind lot 11, the crib wall and immediate adjacent walls at the
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 6 of 22 Pages
cul-de-sac of Joseph Drive, lot 12 and lot 23, and the easterly portion of lot 24
abutting Park Way.
21.
The proposed decorative concrete pattern on the street at the entrance to the
development shall be approved for design and color by the Planning Division.
22.
The fencing along Stonegate Avenue shall be changed from a solid wooden fence to
an open iron picket fence with masonry pilasters matching fence detail No.7, Sheet L-
5 of the landscape plans.
23.
If the developer proposes to phase the project, all site improvements, including but not
limited to streets, curb, gutter, utilities, retaining walls necessary for common
improvements, storm drains and sewers, shall be installed prior to the issuance of the
Certificate of Occupancy for any dwelling units.
24.
The Homeowner's Association for the development shall be responsible for the
maintenance, repair and replacement of all walls, sloped areas between walls, and
sloped areas from the street right-of-way to the walls within the project site. It shall
also maintain all landscaping along the public right-of-way directly adjacent to the
development and provide for weekly street cleaning and periodic cleanout of storm
drains and grease traps. Sufficient reserves shall be provided by the developer to the
HOA for initial capital and start-up costs.
25.
The developer shall provide each homeowner with a manual for the care and
maintenance of common facilities that the Homeowner's Association is charged to
maintain. This manual shall set forth the best engineering practices and schedules for
inspection, routine maintenance and scheduled replacement of said items including but
not limited to: retaining walls, drainage systems, streets, curbs, sidewalks, and
landscaping and irrigation. This document shall be recorded with or incorporated into
the project's CC&R's subject to the approval of the City Engineer, Chief Building
Official and the City's Landscape Architect.
26.
The applicant shall pay the school district impact fee of $1.50 per sq.ft, prior to
issuance of building permits.
27.
The maintenance repair section of the CC&R~ sludl be amended to state that all
streets shall be maintained to City standards.
28. The applicant shall comply with all standard conditions.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 7 of 22 Pages
B. Engineering Division requi~emen~ shall be as follows:
The Engineering Division has reviewed the "Vesting Tentative Map, Proposed 32 Lot
Subdivision" Sheets 1, 2, 3 and 4 of 4, the "Dimensional Site Plan", Sheet C-l, and the
"Grading and Drainage Plan", Sheet C-2, dated September 1994, revised October 28, 1994,
prepared by Civil Engineering Associates. We have also reviewed the Site Section Plan,
dated September 29, 1994, prepared by RNM Architecture/Planning; the undated "Preliminary
Planting Plan", prepared by Reed Associates; the project "Geotechnical Investigation", dated
March 1994 and its supplement dated October 27, 1994, prepared by Terratech, Inc.; the
"Storm and Sanitary Sewer Study", dated September 27, 1994, prepared by Civil Engineering
Associates, Inc.; the "Tentative DDT Mitigation Plan", dated October 27, 1994; prepared by
Terratech, Inc. and the draft "Mitigated Negative Declaration" for the project dated October
26, 1994 prepared by Wagstaff & Associates. Except for the Mitigated Negative Declaration,
the documents referenced above were submitted by the applicant and subdivider, Santa Clara
Development, in connection with the subject Tentative Map and planned unit development
proposal.
I. 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, dated
September 1991. These conditions are contained in the Engineering Division's
"Standard Conditions for Subdivisions and Private
Developments" Booklet (copies of this booklet are available at no cost from the
Planning and Engineering Divisions.)
II. SPECIAL CONDITIONS
A. TOXIC MATERIALS
The applicant has submitted a tentative DDT Mitigation plan for the site. The
proposed plan includes the option to bury toxic materials under the subdivision.
Prior to receiving a Grading Permit, the developer shall submit written
evidence that the site's DDT Mitigation Plan has been approved by the
San Mateo County Health Services Agency.
Prior to receiving a Building or Foundation Permit for any structure
within the subdivision, the Developer shall submit written evidence
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD~93-26
Page 8 of 22 Pages
from both the County Health Services Agency and the developer's
environmental consultant, approving the project's toxic material
mitigation efforts within the site.
B. STORM WATER RUNOFF
The Storm and Sanitary Sewer Study submitted by the applicant shows that
approximately two-thirds of the site will drain toward Chestnut Avenue while
the remaining one-third of the site will drain toward Eucalyptus and Orange
Avenues. The recent construction of a second storm drain within Oak AvenUe
by the City has improved the Chestnut Avenue area drainage system
sufficiently .to be able to accommodate the runoff from the subject project.
However, a "Drainage System Study" prepared by Reimer Associates for the
City in July 1991 has concluded that the storm drain system within Orange
Avenue, between Baden Avenue and Colma Creek (into which the eastern third
of the site will drain), does not have sufficient capacity to accommodate the
existing runoff from its drainage basin and is subject to flooding. This portion
of the Orange Avenue storm drainage system will require an estimated
$500,000 of improvements to alleviate the potential flooding.
The subdivider shall pay a proportional share of the cost of the
construction of the Oak Avenue storm drain. The established share paid
by previous developers within the drainage basin is $3,900 per acre of
surface area. The subdivider shall pay $3,900 per acre of surface area
within the subdivision that will flow into the Chestnut/Oak Avenue
drainage system. Payment shall be made at the time that the Heather
Heights subdivision Final Map is filed with the City for approval.
In order to avoid creating additional storm water runoff from the site,
that could exacerbate the potential flooding problems within Orange
Avenue, the developer shall design and construct an on-site storm water
retention system that will result in no increase in runoff into Eucalyptus
Avenue from the site, compared with its existing condition. Alternately,
the subdivider may pay a proportional share of the $500,000 cost to
construct the Orange Avenue storm drainage improvements. This
amount would be based upon the land area of the portion of Heather
Heights that will drain toward Eucalyptus Avenue, compared with the
total area of the Orange Avenue drainage basin (121 acres). Payment
shall be made at the time that the subdivision final map is filed with the
City for approval.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 9 of 22 Pages
In accordance with City ordinance, storm water pollution control
devices and filters shall be designed by the subdivider's consultant and
constructed and installed within the subdivision by the developer in
order to prevent pollutants deposited within the site from entering the
public storm drain system. Plans for these facilities shall be prepared
by the project civil engineer and submitted to the City. Engineer
(together with supporting calculations) for review and approval.
C. SANITARY SEWERS
The proposed subdivision discharges into "Basin 4" of the City's Sanitary
Sewage Master Plan Study. A section of the sewer main within this basin was
found to be undersized and was replaced by the City. Previous developers
within this basin have paid $212.78 per dwelling unit that drains into the
portion of the Cityls sewer collection system as their share of the City's cost to
improve the downstream sewage facilities.
The subdivider shall pay to the City $6,809 to off-set the City's costs of
improving the "Basin 4" sanitary sewer collection system in order that it can
accommodate new developments within the basin. Payment shall be made at
the time that the subdivision Final Map is filed with the City for approval.
D. TRAFFIC
The Project's "Mitigated Negative Declaration", dated October 26, 1994,
discusses the impact that it will have on the surrounding roads and street
intersections. Mitigation measures proposed to resolve the project's traffic
impacts at adjacent intersections are as follows:
The developer shall pay a proportional share of the total cost to design,
furnish, construct and install a traffic signal,
with appurtenances, at the intersection of Chestnut Avenue and Hillside
Boulevard. The amount of this payment shall be determined by the
City Engineer from information developed by the Engineering Division,
the subdivider's consultants and the Negative Declaration document.
The developer shall pay a proportional share of the total cost to design,
furnish, construct and install improvements to the existing traffic signal
system at the Grand and Chestnut Avenue intersection as required to
provide dedicated left-turn phasing movements for the Grand Avenue
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 10 of 22 Pages
traffic signal approaches, at the intersection with Chestnut Avenue. The
amount of this payment shall be determined by the City Engineer from
information developed by the Engineering Division, the subdivider's
consultant and the Negative Declaration document.
Payment of the Traffic Mitigation contributions discussed above shall be
made to the City at the time that the project subdivision map is filed for
City approval.
E. HOMEOWNER'S ASSOCIATION BUDGET
The preliminary HomeoWner's Association budget submitted with the Tentative Map
Application contains insufficient funds in the reserves to fund repair and replacement
of the common area infrastructure. (As an example: The actual 'unit cost for sidewalk
replacement is 10 to 20 times greater than the 25 cent per square foot shown in the
reserve components exhibit. Also, sewer maintenance and repairs are not included in
the budget.)
The subdivider shall revise the proposed Homeowner's Association budget
reserve; using justifiable unit costs and including all items of work. The
revised budget and appropriate justification shall be submitted to the
Engineering Division for review and approval.
F. GARAGE APRON
The Tentative Map "Grading, Drainage and Utility Plan" shows that Type. 3
Homes will have a 23' long apron to provide sufficient space to back out of the
house garage before performing a 90° turn to exit on to the street.
The garage apron shall provide a minimum of 2Y of pavement in front
of the garage door for all homes that have garages which do not face
the street in front of the home.
The side of the apron farthest from the street and the edge farthest from
the garage door, shall be bordered by a City Standard 6" high,
reinforced concrete curb to prevent vehicle wheels from driving off of
the pavement and damaging adjacent fences and landscaping.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 11 of 22 Pages
G. 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.
The developer shall pay the hourly costs for services provided by the
City's Senior Construction Inspector in connection with the development
of the subject subdivision improvements. The Senior Construction
Inspector's hourly charge (which includes overhead and administrative
charges) is $44.50 per hour.
The inspection charge will be billed monthly and all charges shall be
paid prior to receiving an Occupancy Permit for the homes.
H. OFF-SITE IMPROVEMENTS
Various off-site improvements, adjacent to the subdivision, which are necessary
to support the project are shown on the applicant's plans. These improvements
include: constructing Ida Drive's intersection with Sunset Avenue, installing
storm drains and sanitary sewers within Sunset Avenue and Park Way and
other utility and miscellaneous work within the adjacent public streets.
Prior to the approval of the Subdivision Final Map by the City Council,
the subdivider shall enter into a Subdivision Improvement Agreement to
secure the construction and installation of all off-site improvements.
Alternately, the
subdivider may obtain an Encroachment Permit from the Engineering
Division to perform this work. The permit will require the payment of
a fee and posting of a bond or security deposit and InsuranCe
Certificates.
The Subdivision Plans show a sewer and storm drain connection
crossing a portion of the Parkway Junior High School property, between
the subdivision and Park Way~ The applicant has submitted a copy of a
resolution by the School District
approving the grant of an easement for sewer and drainage purposes
across the school property. Prior to the approval of an Improvement
Agreement or Encroachment Permit to construct the subdivision's off-
site improvements, the subdivider shall provide a copy of a recorded
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 12 of 22 Pages
private sewer and storm drain easement sufficient to provide for the
utility connections between the subdivision boundary and Park Way.
I. 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.
Prior to receiving a temporary certificate of occupancy for a model
home within the subdivision, the developer shall submit for the City
staffs review and approval a plan that will address at a minimum, the
following items:
All construction areas shall be completely fenced off from areas
accessible by the visiting public.
bo
All areas subject to public travel shall be provided with adequate
street and area lighting meeting the Police Department's
requirements.
A parking and traffic safety plan shall be prepared and
implemented.
do
Pavement, curb, gutter and sidewalks shall be provided within
the model home complex.
Prior to receiving permanent occupancy permits for the homes within
the subdivision, the developer shall submit for the City staffs review
and approval a plan that will address, at a minimum, the following
items:
ao
All construction areas shall be completely fenced off from the '
portion of the site occupied by the new residents.
bo
All street lights within the subdivision shall be operational and
lit.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 13 of 22 Pages
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.
All site improvements within areas subject to public access shall
be complete in accordance with the approved subdivision
improvement, grading, drainage and utility plans.
Hours of construction activities shall be limited to the hours of 8
a.m. to 6 P.m., Monday through Friday (excluding holidays).
J. VIEWMONT TERRACE NO. 5 SEWER
When the adjacent (easterly) Viewmont Terrace No. 5 subdivision was
constructed several years ago, the owner of the proposed Heather Heights
subdivision property requested that a sanitary sewer be extended from
Viewmont Terrace into his property. This sewer was never used, however, the
existing manhole that was constructed adjacent to the common property line
provides maintenance access to the sewer that serves lots 14, 15, 16 and 17 of
the Viewmont Terrace No. 5 Subdivision.
The existing sanitary sewer manhole at the east boundary of the
proposed Heather Heights subdivision shall not be removed. A sewer
easement shall be provided for this structure and deeded to the
Viewmont Terrace No. 5 subdivision homeowners association.
Alternately, the manhole may be removed and a new City standard
manhole or cleanout constructed within the Viewmont Terrace No. 5
subdivisionl west of Lot 17's connection to the sewer, to provide for
maintenance of the line.
The existing 48' of 4" sewer lateral, within the Heather Heights
subdivision property (5' from the east property line) extending northerly
from the manhole discussed above, shall be removed, backfilled and the
opening in the manhole sealed.
(Contact person: Richard Harmon, 877-8542)
Conditions of Approval'
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 14 of 22 Pages
C. Police Department requirements shall be as follows:
1. Subdivision
The Police Department has no concerns with subdivision application. The use
of the private street names of "Joseph Drive" and "Ida Drive" is acceptable.
(Refer to section 2b.5)b)).
2. Site Plan Comments and Concerns
a. Current Submittal
1)
The proposed parking ratio appears adequate and acceptable
provided that the proposed on-street spaces allow for sufficient
street width for traffic circulation per the Engineering Division
without the necessity to install fire lanes. (Refer to section
2b.3))
2)
The proposed private street intersection on Sunset Avenue shall
be engineered in such a fashion to provide maximum visibility
and vehicular safety.
3)
The project stub street turnaround areas should be designed,
marked, and signed in such a fashion to discourage/prohibit
parking. The bulb areas shall not be posted as fire lanes.
b. Future Submittals
1) Address concerns detailed in section 2.a.
2)
Parking areas, roadways, and driveways shall be illuminated with
high intensity discharge lighting with sufficient wattage to
provide adequate illumination to provide a safe, secure
environment for persons, property,, and vehicles on site. Such
lighting shall be equipped with vandal-resistant covers and
photocell control. A lighting level of .25 to .50 footcandles,
maintained at ground level, is required for the site in general;
entry intersections should be .50 or greater. Prior to issuance of
a building permit, the applicant shall submit a lighting plan to be
reviewed and approved by the Police Department. Lighting
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 15 of 22 Pages
plans shall include photometric and distribution data attesting to
the required illumination level.
3)
One side of project streets shall be posted for no parking and
association C.C. & R's should incorporate a process to deal with
persons who fail to park in approved spaces. Streets shall not be
posted as fire lanes.
4)
Prior to issuance of a building permit, the applicant shall submit
an address plan for the project for review and approval by the
Police and Fire Departments. The address spreads should take
into account the future need to adjust addresses if necessary.
5) a.
All entrances to the project shall be posted with
appropriate signs per 22658(a) CVC, to assist in
removing vehicles at the property owner's/manager's
request. Signs should be so worded to allow parking in
designated spaces only. For additional details, contact the
Traffic Bureau at 877-8948.
bo
Project street name signs shall be of a design and color to
clearly designate the private nature of the streets.
6)
Formal sidewalks shall be provided on at least one side of each
interior street on site.
7)
It is extremely important to maintain the integrity of this
community, by not providing easy access through the project,
especially to and from the adjacent school site. Therefore, the
perimeter of the community shall be fenced, and thorny security
type planting materials shall be incorporated adjacent to the
fence to discourage climbing of the barrier. Plant lists are
available through the Crime Prevention Bureau.
8)
The homes surrounding any proposed "play area" shall be
designed in such a fashion that primary living areas of the units
are focused for observation of these areas.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 16 of 22 Pages
3. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the
Municipal Code, "Minimum Building Security Standards" Ordinance, revised
April 1987. The Police Department reserves the right to make additional
security and safety conditions, if necessary, upon receipt of detailed/revised
building plans.
4. Landscaping
Landscaping shall be 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, under vulnerable
windows, and in erosion control and common areas between backs of homes.
a. Doors
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.l.h.; details
can be provided by the Building Inspector.
3)
Main entrance 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.
The locks shall be so constructed that both deadbolt and
deadlocking latch can be retracted by a single action of
the inside door knob.
b)
Strike plates shall be secured to wooden jambs with at
least 2 inch wood screws.
4)
A viewing device (or peephole) shall be installed in main
entrance doors and shall allow for 180. degree vision.
5) Sliding glass doors
ao
Single sliding glass doors shall have the movable section
of the door adjusted in such a manner that the up and
'Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 17 of 22 Pages
down play is taken up to prevent lifting with a pry tool to
defeat the locking mechanism.
Secondary dead locks shall be installed on all single
sliding glass doors.
6)
Overhead garage doors shall be provided with a locking device
and shall not have bottom vents except those doors having
double louvered or shielded ventS or approved alternate devices
to protect the locking mechanism. Garage doors shall be
equipped with automatic door openers.
b. Windows
1)
Windows shall be constructed so that when the window is
locked, it cannot be lifted from the frame. The vertical play
shall be taken up to prevent lifting of the movable section to
defeat the locking mechanism.
2)
The sliding portion of the sliding glass window shall be on the
inside track.
3)
Window locking devices shall be capable of withstanding a force
of 200 lbs. in any direction.
c. Numbering
1)
A street number shall be displayed in a prominent location on
the street Side of the residence in such a position that the number
is easily visible to approaching emergency vehicles.
The numerals shall be no less than three (3) to 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.
d. Lighting
Each entry and exit door shall be equipped with a light source of
sufficient wattage to illuminate the door, porch, and stairway. Area
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 18 of 22 Pages
lights, switch controlled from inside the residence, are encouraged to
illuminate the rear and side yard.
e. 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 guard
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 phasing occupancy of the project should be planned to
prevent conflict between residents, sales traffic, and construction
activity.
(Police Department contact person: Sgt. Ron Petrocchi, 877-8927)
D. Building Division requirements shall be as follows:
PUD-93-26
If the applicant proposes to phase the occupancy of buildings within the subdivision, then the
applicant shall submit a detailed phase plan to the Chief Planner 'for approval prior to filing
an application for building permits.
The design and construction of all buildings and structures shall comply with the
applicable codes and regulations in effect at the time of building permit application.
At the time of building permit application, complete plans, structural calculations, soils
report, Title-24 energy documents, separate pe, rmit applications for each structure and
the appropriate plan check fees shall be submitted. Complete plans are to include the
following:
a)
b)
c)
d)
e)
Architectural plans
Structural plans
Electrical plans
Plumbing plans
Mechanical plans
Fire sprinkler plans (if applicable)
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 19 of 22 Pages
g)
h)
Landscape plans
Site/civil/grading plans
In addition to the plans listed in item 2 above, individual plot plans for each lot are to
be submitted with each permit application. The following information is to be
indicated on the plot plan:
a)
b)
c)
d)
e)
Building setbacks from property lines.
Building pad elevations.
Finish grade elevations around the buildings.
Location and height of retaining walls on the lot.
The size, type and location of all utilities (sewer, water, gas and electrical)
serving each respective building.
Prior to building permit issuance for the construction of each house, geotechnical and
civil pad certification are to be submitted.
The installation of the privately owned and maintained "common" sewer system is
under the jurisdiction of the Building Inspection Division and requires plumbing
permits. A separate application and plans shall be submitted and the permit issued
prior to commencing the installation. The grading permit does not cover the
installation of the sewer system.
Separate building permits are required for the construction of each retaining wall. The
grading permit does not cover retaining wall construction.
Retaining walls which are necessary for grading or structure support shall be
completed prior to the issuance of building permits for the construction of the houses
within the respective phase.
It is to be understood that approval of the Planned Unit Development (PUD) in no
way approves, condones or allows any deviations or "variances" from the building
codes and construction related regulations adopted and/or enforced by the Building
Inspection Division.
Depending on the manner in which the lots are graded it is possible that some two
story houses on steep slopes could in actuality be 3 stories in height as defined in
UBC Section 420. SFFMC Section 15.24.090 requires that buildings 3 Or more stories
in height shall be equipped with an automatic fire sprinkler system. If any buildings
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 20 of 22 Pages
within the proposed project meet that criteria then the plans submitted with the
building permit application shall include drawings and the design for the fire sprinkler
systems.
10.
The site development of such items as common sidewalks, parking areas, stairs, ramps,
recreational facilities, etc. are subject to compliance with the accessibility standards
contained in Title-24, California Code of Regulations. The civil, grading and
landscape plans shall address these requirements to the extent possible.
11.
The subdivision map shall be recorded prior to issuance of any building permits for
structures within the subject subdivision.
12.
Prior to building permit issuance for the construction of any houses within the
proposed project, easements shall be created and recorded to guarantee that each
building has access to the public way (Sunset Ave.) as required by UBC Section
504(a).
(Contact person: Theresa "T.C." Cayssials, Senior Building Inspector, 877-8545)
SA-93-111
The private streets and the "common lot" at the east side of the subdivision are to be
indicated as two separate lots and assigned independent lot numbers.
Access easements are to be created over the private streets. The easements are to be
clearly indicated on the map and shall be described in the CC&R's as common area ·
intended for the purpose of providing access to the public way.
Easements shall be created for what will be a commonly owned and maintained
sanitary sewer system. These easements are to be indicated on the tentative map and
included within the CC&R's.
For maintenance purposes, easements shall be created for each parcel on which a
building is constructed with the side wall abutting the side property line. These
easements are to be indicated on the tentative map and included within the CC&R's.
The tentative map shall indicate both the footprint location of each house and the
utilities on each lot. All building setbacks are to dimensioned and also noted on the
map.
(Contact person: Theresa "T.C." Cayssials, Senior Building Inspector, 877-8545)
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 21 of 22 Pages
F. Fire Department requirements shall be as follows:
1. Private street acceptable in width for Fire Department access.
2. Three fire hydrants required for project. Exact locations to be determined at submittal
for building permits.
(Contact person: Fred Lagomarsino, Fire Marshall, 877-8662)
G. Landscape Architect requirements shall be as follows:
1. There are planting areas where the 48" box (and other sizes) trees are proposed which
scale approximately four or five feet in width. There are not going to give the tree
adequate area for root growth.
2. The plan does not take into account utility trenches and water meter locations. Some
of the trees will have to be relocated.
3. Areas within city right-of-way will have to be maintained by the homeowners
association.
4. Planting areas along Sunset Avenue shall contain vines trained to grow up the
retaining walls.
5. The design of the retaining walls will have to be reviewed by the staff Landscape
Architect.
6. Trees shall not be planted in lawns due to varying water requirements.
7. The specifications should indicate 2" of mulch.
8. A report for amendments shall be prepared by a soils laboratory. Recommendations
from this report shall be included in the final specifications.
(Contact person: Larry Kasparowitz, Landscape Architect, 877-8535)
H. Stormwater Management Program requirements shall be as follows:
1. The applicant shall label new storm drain inlets with the phrase, "No Dumping Flows
To Bay" to alert the public to the destination of storm water and to prevent discharge
of pollutants ~nto the storm drain system.
Conditions of Approval
City Council Meeting of 12/14/94
SA-93-111/PUD-93-26
Page 22 of 22 Pages
The Erosion Control Plan shall include language which will prevent the entry of
washwater from concrete/mortar, etc., cleanup into the storm drain system by:
letting the waste harden and removing off-site, or
pumping and removing to appropriate disposal facility, or
let settle and pump to sanitary sewer (upon approval of POTW)
(Contact person: Rick Wykoff, Interim Director of Public Works, 877-8538)
H. Parks, Recreation and Community Sel~'ices requirements shall be as follows:
No landscaping nor trees associated with the project shall be the responsibility of the
City to maintain.
2. Park-in-lieu fees shall be paid by the developer:
(Contact person: Sharan Ranals, Superintendent of Recreation & Community Services, 877-
8560)
STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL
INDUSTRIAL AND MULTI-FAMILY RESIDENTIAL PROJECTS
ge
10.
Unless the use is inaugurated, or the construction of the structure is commenced and
being diligently pursued no later than two (2) years after the date this permit is
granted, this permit will automatically expire on that date. A one year time
extension may be granted by the Planning Commission.
The Use Permit shall not be effective for any purpose until the 'property owner or
his duly authorized representative files an affidavit, prior to the issuance of a
building permit, stating that he is aware of, and accepts, all of the conditions of the
Use Permit.
The Use Permit shall be suspended and the privileges granted by the Use Permit
shall lapse, if any of the conditions are violated, or if any law, statute or ordinance
is violated, provided that the applicant has been given written notice to cease the
violation and has failed to do so for a period of 30 days.
Minor changes or deviations from the conditional approval of the Use Permit may
be approved by the Planning Director. Major changes require the approval of the
Planning Commission.
Neither the granting of this Use Permit nor any conditions attached thereto shall
authorize, require or permit anything contrary to, or in conflict with any ordinance
effective on the date this permit is granted, other than those ordinances specifically
named therein.
Prior to construction, a building permit shall be obtained from the City's Building
Division.
All conditions of the Use Permit shall be completely fulfilled to the satisfaction of
the Planning and Building Divisions prior to occupancy of any building. Any request
for temporary power for testing equipment will be issued only upon substantial
completion of the development.
All exterior lights shall be installed in such a manner that there shall be no
illumination on adjacent properties or streets which might be considered either
objectionable by adjacent property owners or hazardous to motorists.
No additional signs, flags, pennants or banners shall be installed, or erected on the
site without prior approval.
Adequate trash areas shall be provided and enclosed by a six (6) foot high decorative
masonry wall. Adequate solid gates and vehicular access to such areas shall
provided.
Standard Conditions (cont.)
11.
12.
14.
15.
16.
17.
18.
19.
A six (6) foot high decorative block or slump stone wall shall be constructed along
the property lines adjacent to residential zones (for non-residential projects only).
Any retaining walls to be built on the subject property shall be treated in such a
manner as to utilize the same materials, colors and finish as is implemented on the
exterior of the subject buildings.
All ducting for air conditioning, heating, blower systems, accessory mecha.nisms and
all other forms of mechanical equipment which are placed on or adjacent to the
building shall be screened from public view (subject to the approval of the Design
Review Board).
All parking spaces, driveways, maneuvering aisles, turn-around areas and landscaping
areas shall be kept free of dust, litter and weeds at all times. Marking, paving, walls,
light standards, landscaping and all other facilities shall be permanently maintained.
There shall be no open storage of materials ,or equipment on the subject property,
except as approved by each Use Permit or Variance.
The permitted use on the property shall be so conducted as to reduce to a minimum
any noise, vibration or dust emanation from the operation.
Ail sewerage and waste disposal shall be only by means of an approved sanitary
system.
Prior to any on-site grading, a grading permit shall be obtained from the City
Engineer.
All existing utility lines, underground cable conduits and structures which are not
proposed to be removed shall be shown on the improvement plans and their
disposition noted.
Revised May, 1992