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HomeMy WebLinkAboutReso 017-84 NielsenTMap4859Ext RESOLUTION NO. 17 - 84 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING PA 83-073 A TIME EXTENSION FOR TENTATIVE MAP TRACT 4859 NIELSEN RANCH 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, Alameda County initially approved Tentative Tract Map 4859 on July 20, 1981, and said Map is to expire on January 20, 1984; and, WHEREAS, the Planning Commission did review the proposed extension of Tentative Map Tract 4859, and the related Rezoning (1478th Zoning Unit), at a public hearing on January 16, 1984; and, WHEREAS, pursuant to State and City environmental regulations, an Environmental Impact Report was prepared and found in compliance with State and City CEQA guidelines for use with the Alameda County approved Tentative Map, and its related Rezoning (1478th Zoning Unit), and the Planning Commission has considered that information in its review; and, WHEREAS, the Planning Commission approved PA 83-073 upon making the findings and subject to the conditions contained in Resolution 84-04, on January 16, 1984; and, WHEREAS, the City Council, on appeal, did review the proposed extension of Tentative Map Tract 4859, and the related Rezoning (1478th Zoning Unit) at a public hearing on February 13, 1984; and, WHEREAS, pursuant to State anc City environmental regulations, an Environmental Impact Report was prepared and found in compliance with State and City CEQA guidelines for use with the Alameda County-approved Tentative Map, and its related Rezoning (1478th Zoning Unit), and the City Council has considered that information in its review; and, WHEREAS, the City Council finds that: 1. Tentative Subdivision Map 4859, as approved and contained in Exhibits A, B, C, and D, and as herein conditioned is consistent with the intent of applicable subdivision regulations and City zoning and related ordinances. 2. The City of Dublin is in the process of preparing and adopting a General Plan. 3. There is a reasonable probability that the proposed Tentative Subdivision Map will be consistent with the future general plan. 4. There is little or no probability that the Tentative Map will be a detriment to, or interfere with, the future General Plan, should the related Planned Development rezoning ultimately be inconsistent with the future General Plan. 5. The significant environmental impacts listed in the "Environmental Impact Report General Plan Amendment - Nielsen Ranch" have been satisfactorily mitigated, as approved by Alameda DP 83-20 County during its approval of Tentative Map Tract 4859 and the 1478th Zoning Unit, and as presented in the Environmental Impact Findings (1478th Zoning Unit, Tract 4859). 6. The Tentative Subdivision Map will not have a significant environmental impact. 7. The Tentative Subdivision 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. 8. 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. 9. The site is physically suitable for the proposed density of development in that the design and improvements are consistent with those of similar existing developments which have proven to be satisfactory. 10. 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 Plumbing Ordinances control the type of development, and the operation of, the uses to prevent health problems after development. 11. The time extension will give the property owners adequate time to acquire the required utilities and install same. 12. The time extension will allow the property owners adequate time to complete design of and install required capital improvements such as roads and street lights. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby conditionally approve the time extension for Tentative Map Tract 4859 as shown on Exhibits A, B, and C, subject to the conditions listed below: ++NOTE: In order to reduce the chance of error in determining which conditions (initial and revised) apply to this project, the initial conditions of approval (as first approved by Alameda County Conditions) are also listed below. Where these conditions have been modified (e.g. "Alameda Public Works Director" changed to "City Engineer") the condition is preceded by "*" Where a new condition is recommended, the new condition is Preceded by "**" *1. The design and improvements of Tract 4859 shall be in conformance with the design and improvements indicated graphically, or'by statement on the face of the map, labelled Exhibit A, B, and C, Tract 4859 including street locations, grades, alignments, and widths, the design and storm drainage facilities inside and outside the Tract, grading of lots, the boundaries of the Tract, and County standards for roadways in typical sections, as revised. *2. The street surfacing shall be asphalt concrete paving. The City Engineer shall specify types of base materials to be used and shall specify the structural design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the City Engineer. The developer'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. DP 83-20 *3. The minimum uniform gradient shall be 0.5 percent. No cut or fill slopes shall exceed 2:1, unless approved by the City Engineer. 4. Prior to final preparation of the subgrade and placemen~ of base materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines. Public utilities and sanitary sewers shall be installed in a manner which will not disturb the street pavement, curb, and gutter when future service connections or extensions are made. *5. Prior to filing the Final Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be subject to the approval of the City Engineer. 6. 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 recommendations contained in original soil investigation, a revised soil or geologic report shall be submitted for approval and 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. 7. 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. *8. The subdivider shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. 9. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 10. A minimum of 12" diameter pipe shall be used for all storm drains to ease maintenance and reduce potential blockage. 11. The Final Map may be filed in stages, provided that the first stage includes completion of Silvergate Drive; each stage contains at least 20 units (except for Lots 1-7, which may be filed separately), and stages are contiguous to previously approved stages. '12. Prior to the filing the Final Map, subdivider shall furnish the City Engineer with a letter from Dublin San Ramon Services District stating that the District has agreed to furnish water and sewer service to each of the dwelling units included on the Final Map of the subdivision. '13. Dust control measures, as appoved by the City Engineer shall be followed at all times during grading and construction operations. '14. 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 writing by the City Engineer. '15. Developer shall keep adjoining public streets free and clean of project dirt, mud, materials and debris during the construction period, as determined necessary by the City Engineer. '16. Prior to release by the City Council, the performance guarantee required by the contract under Condition 21: DP 83-20 a. All landscaping required under the General Provisions of the PD District, 1478th Zoning Unit, shall be installed and established. *b. An as-built landscaping 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 and soil erosion and sedimentation control plans shall be submitted to the City Engineer. *c. Grading of the tract must conform with the recommendations of the soils engineer to the satisfaction of the City Engineer. *d. 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-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. (2) A complete record, including location and elevation of all field density tests, and a summary 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 recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. '17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading plan (including phasing), a drainage, water quality, erosion and ~ sedimentation control plan for construction and post-construction period prepared by the Project Civil Engineer and/or Engineering Geologist, 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-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. All erosion and sediment control measures shall be maintained by the developer until responsiblity is turned over to the project homeowners' association at the time the City Council accepts final improvements and releases the performance guarantee required under Condition 21. '18. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineermng Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the City Engineer, if grading is undertaken prior to filing the Final Map. '19. If grading zs commenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the City Engineer, shall be filed with the City of Dublin to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. DP 83-20 *20. Maintenance of common 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 Council and the performance guarantee required under Condition 21 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. '21. The subdivider shall grade the tract, install landscaping, soil erosion, sedimentation and drainage control measures, and improve all streets and easements, as shown or indicated on Exhibit B and these conditions, and shall contract with the City of Dublin to accomplish all said improvements. *22. 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. 23. Gas, electric and telephone service shall be provided to each lot in the subdivision. *24. Cable TV service shall be provided to each lot in the subdivision, in accordance with existing City ordinances and policies. *25. Install fire hydrants at the locations approved by the Dublin San Ramon Services District in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. *26. If, during construction, archaeological remains are encountered, construction in the vicinity 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. *27. Subdivider shall pay fees in lieu of park dedication to the City of Dublin based on value of the number of square feet of land in the tract required by the Subdivision Ordinance. *28. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the City Engineer. 29. Subdivider shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 30. Grading shall be reduced as much as possible through use of split lots, custom lots, minor redesign, etc. Lots 80, 81, 82, and 83 shall be custom lots, not graded to flat pads, to reduce canyon fill and preserve views. Lot ~168 shall be eliminated. 31. Street names shall be approved by the Planning Director. No approval is given by this resolution to the names shown on the Tentative Map submitted. 32. Prior to filing the Final Map, the tract area must be reclassified to the PD (Planned Development) District, establishing provisions with which the use and design indicated herein substantially conform. Any modifications to the project design approved by this reclassification action shall supercede design on the tentative map and shall be considered as an approved modification on the Tentative Map. DP 83-20 *33. Gates for stubbed streets shall be approved by the City Engineer, and may be of a type allowing access for agricultural purposes. **34. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes. **35. Provision shall be made to connect a street into the Murray School property to the east. The exact location to be worked out with City Staff. **36. -Revised: Traffic impacts at San Ramon Road shall be mitigated by the developer providing, or paying for (at the City's option), intersection improvements at Silvergate Drive and San Ramon Road as follows: (1) one-half total cost of fully signalizing the intersection. (2) Median island modifications, to include new fifty feet of 4-foot,wide island on south leg, thirty feet of four-foot-wide island on the north leg of the island, and shorten the Silvergate leg island approximately 20 feet. (3) Remove and replace an island at the northwest corner of the intersection. (4) Extend the drainage culvert approximately 30 feet, to allow street widening along the west side of San Ramon Road approaching from the north. (5) Widen the San Ramon roadway, along the west side, and north of Silvergate Drive to the ultimate width, to include two through lanes and one right turn lane. This widening to extend approximately 400 feet, be about 30 feet wide at the maximum width, and taper to "0" at each end. (6) Construct related signing and striping at the intersection. (7) Engineering, plan checking, and inspection costs. The contribution shall be made on a prorated unit basis at Final Map approval such that all the contribution be made when one-half the total units have been subdivided by Final Map. Should the City proceed with the intersection/signal work prior to the Developer submitting all the required mitigation fees, the City will set up a reimbursement fund to pay back the City's General Fund. **37. Prior to the filing of any Final Map, grading or improvement plans with Alameda County, the City of Dublin shall be provided copies of said plans in ample time to review and prepare comments on them for distribution to the County reviewing body and staff. All other plans, and the like, that are prepared to comply with the conditions of approval for Tract 4859 and the 1478th Zoning Unit shall, likewise, be provided to the City of Dublin for review and comment. **38. The time extension for Tentative Tract Map is granted for two and one-half years (until September 16, 1986). **39. Lot #191 shall be eliminated at its present location. An alternate location may be approved by the City Engineer and Planning Director. **40. The project engineer shall revise the access to lots 24 and 25, or relocate the lots, to eliminate access on the Silvergate Drive, unless such a revision can be shown to be impractical. DP 83-20 *'41. Creekside (Alpha) Drive shall be widened from Silvergate Drive to Lot 33. The widening shall create 42' of paving within a 58-foot right-of-way. PASSED, APPROVED AND ADOPTED this 13th th day of February , 1984. AYES: Councilmembers Drena, Hegarty, Jeffery, Moffatt and Mayor Snyder NOES: None ABSENT: None y~~_~. ~ Mayor ' / DP 83-20