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HomeMy WebLinkAboutReso 026-85 MorrisonTentMap5388 RESOLUTION NO. 26-85 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5388 CONCERNING PA 84-084.2 MORRISON HOMES/CREEGAN & D'ANGELO WHEREAS, Morrison Homes proposes to subdivide 13.0 acres of land into 25 lots, eleven common open space parcels and 177 multifamily residential condominiums; 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 the 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 City Council has previously adopted a Mitigated Negative Declaration of Environmental Significance for the project; and WHEREAS, the City Council finds that the proposed Tentative Map will not have a significant environmental impact; and WHEREAS, the Planning Commission did review the proposed Morrison Homes/Creegan & D'Angelo Tentative Map 5388 at public hearings on March 18, 1985 and April 1, 1985; and WHEREAS, the Planning Commission adopted Resolution No. 85-011 recommending approval of PA 84-084.2 Morrison Homes/Creegan & D'Angelo; and WHEREAS, the City Council considered and reviewed the submittal information at their regularly scheduled meeting on April 8, 1985; and WHEREAS, property owners in the vicinity of the subject property were notified of the subject proposal; and WHEREAS, the City Council did hear and consider all said reports and recommendations as herein above set forth; WHEREAS, the City Council finds that this project is not a large multi-family project as contemplated by Section 3.8.3 of the Housing Element portion of Volume 2: of the General Plan and by Section 6.4E of the General Plan Volume 1: Plan Policies NOW THEREFORE, be it resolved that the City Council finds: 1. Tentative Map 5388 is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5388 is consistent with City's General Plan and with the provisions set forth in the San Ramon Road Specific Plan as they apply to the subject property. 3. Approval of the Tentative Map will not result in the creation of significant environmental impacts. 4. The Tentative Map will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided geological consultants' recommendations are followed; and the site is in a good location regarding public services and facilities. 6. The site is physically suitable for the proposed development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. 7. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, yet not readily available in the City of Dublin. 8. General site considerations, including unit layout, open space topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks, and similar elements have been designated to provide a desirable environment for the development. 9. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5388 PA 84-084.2 subject to the conditions listed below: CONDITIONS OF APPROVAL: Unless otherwise specified the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS: 1 Approval of Tentative Map 5388 is subject to the subdivider securing final approval from the Dublin City Council for PA 84-084.1 the Planned Development Rezoning Application covering the subject property. Any modifications to the project design approved by the Planned Developm~nt Rezoning action shall supercede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. ARCHAEOLOGY: 2.' If, during construction, archaeolOgical remains are encountered, earthWork within 100 feet of these materials shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. 3. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Grading and Improvement Plans and Specifications. b. All required landscaping shall be installed and established. c. An as-built landscape and irrigation plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape plans. d. Grading of the subject property must conform with the recon~nendations of the soils engineer to the satisfaction of the City Engineer. -2- e. The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-gradedground surface elevations, lot drainage, and locations of all surface and subsurface drainage ~acilities. 2) A complete record, including location and elevation of all field density tests, and a sur~nary of all field and laboratory tests. 3) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recor~mendations contained in the soil and geologic investigation reports and the approved plans and specifications. 4. Performance, labor, and material securities to guarantee the installation of improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the City Engineer prior to approval of the Grading and Improver~nt Plans. CREEK SETBACK: 5. Buildings shall be no closer than 20 feet frc~n top of bank on Martin Canyon Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one- vertical slope begun at the toe of the slope in the creek (whichever is more restrictive). DRAINAGE: 6. The proposed drainage plans are schematic only and will need to be revised to contain required details and calculations, when detailed improvement plans are submitted as part of the Final Map review. 7. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. DEBRIS: 8. Measures shall be taken to contain all trash, construction debris, and materials on- site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 9. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures maybe used, to prevent dust, as conditions warrant. Dust control measures, utilized shall be subject to review and approval by the City Engineer. EASEMENTS: 10. Where the subdivider does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the City Engineer. 11. Existing and proposed access and utility easements shall be submitted for reviewand approval by the City Engineer prior to grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 12. Prior to any grading of the site, and in any case prior to filing a Final Map a detailed construction grading plan (including phasing); and drainage, water quality, and erosion and sedimentation control plans, for construction and post-construction period, prepared by the Project Civil Engineer and/or Engineering Geologist; and shall be approved by the City Engineer. Said plan shall include detailed design, location, periods when required, and maintenance criteria, of all erosion and sediment control measures. The plan shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-termmaintenance of all permanent erosion and sediment control measures such as slope vegetation. All erosion -3- and sediment control measures shall be maintained by the Subdivider until responsibility is turned over to the project Homeowners' Association at the time the City accepts final improvements and releases the performance guarantee as required by the City Engineer. FIRE: 13. Install fire hydrants at the locations approved by the Dublin San Ramon Services District, in accordance with the standards in effect at the tir~ of development. A raised, blue, reflectorized traffic marker shall be epoxied to the pavement along the center line of the public and private streets, opposite all the fire hydrants. 14. All materialS and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the subdivider and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District. All such work will be subject to the joint field inspection of the City Engineer and Dublin San Ramon Services District. FLOOD CONTROL 15. Increase the capacity of ~Martin Canyon Creek along the property frontage so that it can handle a 100-year storm. Design of ~mprovements shall be as determined by acceptable to the City Engineer, City Planning Department, and Alameda County Flood Control. Work on the creek that involves other property shall be done subject to obtaining the affected property owner's approval. FRONTAGE IMPROVEMENTS: 16. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. GRADING: 17. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind 'the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street paven~nt, curb, gutter and sidewalk, when future service connections or extensions are made. 18. Grading shall be completed in compliance with the construction grading plans and reconm~ndations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedin~ntation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the reco~ndations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy grading plan requirea~nts shall be arranged with the City Engineer. 19. Any grading on adjacent properties will require written approval of those property owners affected. 20. The subdivider shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the City Engineer. 21. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recon~nendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 22. Handicapped ramps and parking shall be provided as required by State of California Title 24. -4- IMPROVEMSIqT PLANS, AGREE~-%~fS, AND SECURITIES: 23. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 24. The subdivider shall enter into an improvement agreen~nt with the City for all public improvements. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public streetls) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. MISCellANEOUS: 25. Copies of the improven~nt plans; indicating all streets, and drainage facilities shall also be submitted at 1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes. 26. Maintenance of con~apn areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowners' Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 27. (Deleted) 28. There shall be compliance with DSRSD Fire Department requirements, Flood Control District requirements, and Public Works requirements. Written staten~nts from each agency approving the plans over which it has jurisdiction shall be submitted to the Planning Department prior to issuance of Building Permits on lots of the subdivision or the installation of any improvements related to this project. NOISE: 29. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writingby the City Engineer. PARK DEDICATION: 30. Parkland dedication fees shall be paid prior to the issuance of Building Permits or prior to recordation of the Final Map, whichever occurs first. The City Engineer shall calculate the in-lieu fee based upon the Subdivision Ordinance. For in-lieu fee calculation purposes, the preliminary park dedication land required is 66,221 sq. ft. Final calculations shall be at the issuance of Building Permits or at the approval of the Final Map, whichever occurs first. PUBLIC IMPROVEMENTS: 31. Any .relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 32. The minimumuniform gradient on streets shall be 0.5%, and 1% on parking areas, and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing -5- and base is to be constructed and furnish the test reports to the City Engineer. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed and parking areas. 33. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way of Amador Valley Boulevard, San Ramon Road, Dublin Boulevard, and Donlon Way, where this work is not covered under the Improvement Plans. STREET LIGHTS: 34. Install street light standards and luminaries of the design, spacing, and locations, approved by the City Engineer. STREET NAMES: 35. The subdivider shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building OffiCial. STREET TREES: 36. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 37. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map to the City Engineer. UTILITIES: 38. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, or public streets sized to meet utility company standards. 39. Prior to the filing the Grading and Improvement Plans the subdivider shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to the development. The District's systems shall be extended to serve the subdivision. WATER: 40. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 41. Any water well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. 42. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the storm drain relative to the sewer lines; b. The location of the sewer man-holes. They shall be in parking areas accessible by District equipment; -6- c. Dedication of sewer lines; d. Location and design of the water system values. TRAFFIC AND FLOOD CONTROL: 1. Prior to issuance of building permits, assurances,(e.g, cash, bonds) shall be provided to the City Engineer that guarantees that the following improvements shall be put in place by this subdivider and/or others or funding to cover the cost of installation shall be provided the City to allow construction to be completed prior to any building occupancy. a) Installation of the extension of Amador Valley Blvd. from San Ramon Road to the subject property. The design and extension shall comply with the requirements of the City Traffic Engineering Consultant and City Engineer. Up to 50% of this cost is the ultimate responsibility of this subdivider. Should this subdivider initially, in order to get the extension installed, be required to pay more than his reasonable share, the City shall refund monies contributed by other developers toward their fair share of the cost of installing the Amador Valley Blvd. extension in amounts established by the City Engineer. Improvements to the extension of Amador Valley Boulevard are to be guaranteed and designed with the first phase of development. b) Modify the signals at Amador Valley Blvd. and San Ramon Road to accomodate the extension of Amador Valley Blvd. to the subject property as determined by the City Engineer. Up to 50% of this cost is the ultimate responsibility of this subdivider. Should this subdivider initially, in order to get the signal modifications installed for use by this development, be required to pay more than his reasonable share, the City shall refund monies contributed by other developers toward their fair share of the cost of the signal improvement in amounts established by the City Engineer. c) Installation of improvements along San Ramon Road, as determined appropriate by the City Engineer and as per the San Ramon Road ultimate improvement plan line requirements. d) Contribute $50,000.00, towards future traffic improvements along Dublin Boulevard, west of San Ramon Road to mitigate traffic impacts along this section of roadway which will be aggravated by this project. e) Modify the intersection at Dublin Boulevard and San Ramon Road to increase the capacity of the intersection by adding a second left turn lane for northbound traffic on San Ramon Road. This work shall include signal modification, revision to medians and adjustment of through lane markings. PASSED, APPROVED AND ADOPTED this 8th day of April, 1985. AYES: Cms. Hegarty, Jeffery, Moffatt, Vonheeder and Mayor Snyder NOES: None ABSENT: None ~ ~ ATTEST: ~ity Clerk ~/ -7-