HomeMy WebLinkAboutReso 023-95 Hansen RanchTentMapRESOLUTION NO. 23 - 95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING PA 94-054 HANSEN RANCH TENTATIVE MAP AMENDMENT
FOR LIMITED MODIFICATIONS TO THE APPROVED TENTATIVE MAP 5766 AND
CONDITIONS OF APPROVAL FOR THE TENTATIVE MAP
WHEREAS, California Pacific Homes, Inc., requests approval of a Tentative Map Amendment
to Phase 1 of Tentative Map 5766, and to modify Condition No. 76 of City Council Resolution No.
130-89, which approves Tentative Map 5766 concerning PA 89-062 Hansen Hill Ranch project,
modifications which will permit minor changes to the'subdivision configuration and to various Conditions
of Approval. A request for approval of a Development Agreement Amendment to modify Conditions
No. (a.) and (b.) of Subparagraph 5.3.2. of Exhibit "B" of City of Dublin Development Agreement for the
Hansen Hill Ranch project is also being requested, a modification which will permit the reduction of the
Creek Access Road from 12 feet to 8 feet wide, allow construction of the Creek Access Road and Trail
to occur with the project phases, and eliminate the requirement for an access road off the project site; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and a Negative Declaration has been adopted (City
Council Resolution No. 22-95) for this project as it will have no significant effects on the environment;
and
WHEREAS, the Planning Commission held public hearings on said application on January 17,
and February 6, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony hereinabove set forth and recommended City Council approval of the Tentative Map
Amendment; and
WHEREAS, the City Council held a public hearing on said application on February 27, 1995;
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony hereinabove set forth.
that:
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find
A,
Tentative Map 5766 Amendment is consistent with the intent of applicable subdivision regulations
and City Zoning and related ordinances.
Tentative Map 5766 Amendment is consistent with the City's General Plan as it applies to the
subject property.
C,
Tentative Map 5766 Amendment will not result in the creation of significant environmental
impacts.
Tentative Map 5766 Amendment 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.
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
the geological consultant's recommendations are followed; and the site is in a good location
regarding public services and facilities.
F,
G,
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, in the City of Dublin.
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.
H,
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.
The amendments will not materially change the provisions of the approved Tentative Map.
J. The approval of the Tentative Map Amendment will be consistent with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve PA 94-
054 Hansen Ranch Tentative Map Amendment application as generally depicted by materials labeled
Exhibit "A", stamped approved and on file with the Dublin Planning Department, subject to the approval
of the related Development Agreement Amendment, and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the Conditions of Approval. [PL] Planning, [B] Building, [PO] Police, [WP] Public
Works, [ADM] Administration/City Attorney, [FIN] Finance, IF] Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health.
GENERAL PROVISIONS
This approval is for limited amendments to the Tentative Map 5766 concerning changes in pad
elevations, and minor revisions to lot and street configurations. The amendments will permit the
plans attached as Exhibit "A" to overlay and replace certain aspects of the approved Tentative
Map 5766, for the Phase I (72 units) of the 180 unit Hansen Ranch Subdivision, including minor
street and lot reconfigurations, changes in pad elevations (except lots 26-40), and a redesign of
the Creek Access Road and Trail. [PL]
,
Except as specifically modified elsewhere in these conditions, development shall conform to the
Conditions of Approval established by: City Council Resolution Nos. 20-89 and 21-89, approved
on February 27, 1989, pertaining to PA 87-045 Hansen Hill Ranch General Plan Amendment and
Mitigation Monitoring Program for EIR; and City Council Resolution Nos. 128-89, 129-89 and
130-89, approved on November 27, 1989, pertaining to PA 89-062 Hansen Hill Ranch Tentative
Map, Prezoning, Annexation and Mitigation Monitoring Program for the Mitigated Negative
Declaration. [PL]
2
Approval of this Tentative Map amendment is subject to the Applicant securing approval from the
City Council of the proposed Development Agreement Amendment associated with this request{
FPL]
STREETS
Maximum street grades, cente~ine curve radii and site distances at intersections shall not exceed
those approved on the previous improvement plans, except as specifically approved by the City
Engineer.[PW]
5. The collector road shall be 40 feet curb-to-curb. [PW]
A temporary paved turnaround shall be constructed at the end of the stub collector street into
Phase II, located on Page 3 of Exhibit A.[PW, PL]
GRADING & DRAINAGE
The cut-and-fill slopes shall not be steeper than 2 horizontal to 1 vertical (with benches), except
as may be reinforced with retaining walls or reinforced earth as designed and approved by the
developer's soils consultant. [PW]
Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hansen Hill
Ranch project prepared by Berlogar Geotechnical Consultants dated January 1992, shall be shown
on the Grading and Improvement Plans. Proposed repairs shall be outlined on these same
plans. [PW]
,
Prior to approval of grading plans, the Applicant shall conform to the recommendations outlined
in the Geotechnical Investigation Report for the Hansen Hill Ranch project prepared by Bedogar
Geotechnical Consultants dated January, 1992, as a minimum. Stricter controls, particularly on
landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the :.
Public Works Director. [PW]
CREEK ACCESS
10.
The trail head at the collector street near Silvergate shall be 8 feet wide extending to the street
and designed to allow maintenance vehicles to access the trail from the street. The Hiking Trail
on the south side of the creek shall be 8' wide at a minimum. [PW, PL]
11.
The proposed aggregate-base access road along the north side of the creek and east of Martin
Canyon Road shall be 12 feet wide, and shall be dedicated to the City with the creek
improvements, to the satisfaction of the Public Works Director and subject to the approval of the
Department of Fish and Game and the Army Corps of Engineers. This creek access road may be
less than 12 feet wide in limited areas where necessary for tree preservation. [PW, PL]
12.
The developer shall construct a 6' tall, black-clad, chain-link fence around the turnaround area at
the end of Martin Canyon, with a lockable gate to the maintenance roadway to the east, to the
satisfaction of the Public Works Director. [PW, PL]
13.
There shall be turn around improvements made at the ultimate west end of the access road and
access trail, which shall be aggregate base for maintenance vehicles and police patrol purposes.
Temporary tumarounds shall be constructed if needed at the ends of these roads in Phase I,
subject to the determination of the Public Works Director. [PW, PL]
14.
The developer shall obtain, in the name of the City, an access easement to use the proposed
access road on the noah side of the creek prior to recording of final map for Phase 1. The
applicant shall obtain the permission of the property owner on which the road exists to make
improvements to the access road, and shall ensure that the road is 12 feet wide at a minimum and
15.
16.
17.
18.
19.
20.
21.
22.
FIRE
23.
24.
has an aggregate base satisfactory to the Public Works and Planning Departments, prior to
dedication of the creek area to the City. [PW,PL,F,PO]
fithe applicant is unable to arrange for an easement for use and maintenance over the road
discussed in condition #14, an alternate location for a 12 foot wide access road shall be provided
on the project property, subject to the approval of all applicable City Departments. If this
condition or any other Condition of Approval related to the creek access trail or roads cannot be
ful~lled by the developer, the portion of this project approval related to the creek access trail/road
shall revert back to the previous approval for PA 89-062 and PA 91-099 (with a 12 foot wide
creek access trail/road on the south side of the creek). [PL, PW]
Lockable, removable bollards, or some other acceptable type of vehicle security measures, shall be
installed at each vehicular access to the trail to prevent unauthorized vehicles from using the trail,
while enabling access to the trail in the event of an emergency. The Dougherty Regional Fire
Authority may require, during the site review process or during construction process, access to
gates and behind houses for emergency purposes. [PW,PL,F,PO]
The access across the creek shall be over a properly designed pipe or culvert that will pass the
design storm flow and support fire and maintenance vehicle traffic loadings. The access road over
this pipe and creek area shall be paved with 2 inches of asphalt over 6 inches of agg. regate base
rock (as a minimum). The inlet and outfall of the pipe shall be protected from erosran. [PW]
The developer shall provide a ten-foot wide flat rocked access area between the lots off the
Silvergate cul-de-sac and the top of the creek bank, as shown in "Staff Study" attached to Exhibit
A. This is to provide access to the culvert headwall area upstream of Silvergate Drive. [PW]
Those portions of the access road and access trail adjacent to and associated with Phase 1 shall be
improved and dedicated to the City prior to occupancy of any units in Phase 1. [PL,PO]
The Phase 1 access road and access trail improvements shall extend to and include the proposed
creek culvert crossing so that a drive-through maintenance loop can be made without having to
back up or turn around. [PW,PL]
When the creek area is dedicated to the City for maintenance of the public open space, the City
will accept, and be responsible for maintaining, the improved access road and access trail and the
open space and creek areas which are accessed from these roads. The City shall determine the
acceptable level of maintenance to be provided by the City. [PW,PL]
Every effort shall be made to locate, design, and construct the creek access trail and access road
so that grading and tree removal impacts are reduced to the maximum extent possible, so as to
minimize damage to the ecological and aesthetic value and characteristics of the open space area,
while providing the necessary service functions.
Fire Hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well
spaced, average single family dwellings. * IF]
The maximum grades for fire apparatus roadways shall not exceed:*
a) 15% for all weather driving surfaces.
b) 15% to 20% for grooved concrete or rough asphalt for short stretches not to exceed 50
feet. [F]
4
25. The minimum number of fire access roads shall be as follows:*
a) 1-25 units One public access road
b) 26-74 units One public access road and one emergency access road
c) 75+ units Two public access roads [F]
26. The maximum length of a single access road shall be no greater than I000 feet. * [F]
27.
Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet
and an unobstructed vertical clearance of not less than 13 feet 6 inches.* [F]
28.
Surface. Fire apparatus access roads shall be designed and maintained to support the imposed
loads of fire apparatus and shall be provided with a surface so as to provide all weather driving
capabilities.* [F]
29.
Future site plans of the proposed project should be submitted to the Dougherty Regional Fire
Authority for review. IF]
*This is not inclusive of the creek access road and access trail.
POLICE
30.
Fire access between residences shall be controlled by fences and adequate gates to prevent
unauthorized pedestrian traffic. [F,PO]
31.
Applicant shall submit a projected timeline for project completion to the Dublin Police Services
Department, to allow estimation of staffing requirements. [PO]
OPEN SPACE/COMMON AREAS/LANDSCAPING
32.
Open space area - Provide for weed abatement before, during and alter construction with the
following guidelines:
a) Clear all weeds within 100 feet downhill from the property line
b) Clear all weeds within 30 feet uphill from the property line
c) provide an environmental thinning plan for the area between 30 and 100 feet of this
development. [F]
33.
Provide a landscape plan for wild land open space areas. Supply vegetation fuel modifications
and/or buffer zones, and possible use of fire resistive or drought tolerant varieties of plant life. '[F]
34.
The developer shall post a sign at the entrance to the creek access road on the north side of the
creek from Martin Canyon Road, stating that the road is private, and is to be used for private use,
creek maintenance, and emergency access only. [F]
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
35.
Prior to issuance of any building permit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater
Facilities", all applicable DSRSD Master Plans and all DSRSD policies. [DSR]
36.
All mains shall be sized to provide sufficient capacity to accommodate future flow demands in
addition to each development project's demand. Layout and sizing of mains shall be in
conformante with DSRSD utility master planning. [DSR]
37.
38.
39.
40.
41.
42.
43.
44.
45.
46.
47.
Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate agreement with the Applicant for
any project that requires a pumping station. [DSR]
Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid dead end sections in accordance with
requirements of the DSRSD Standard Specifications and sound engineering practice. [DSR]
DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If unavoidable, public sewer or water easements
must be established over the alignment of each pubfie sewer or water line in an off-street or
private street location to provide access for future maintenance and/or replacement. [DSR]
Prior to approval by the City of a grading permit or a site development permit, the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and
approved by DSRSD. [DSR]
All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map. [DSR]
Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved
by DSRSD for easement locations, widths, and restrictions. [DSR]
Prior to issuance by the City of any Building Permit, all utility connection fees, plan checking fees,
inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules established in the DSRSD Code. [DSR]
.Prior to issuance by the City of any Building Permit, all improvement plans for DSRSD facilities
shall be signed by the District Engineer. Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District Engineer, the Applicant shall pay all required
DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water
systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall
allow at least 15 working days for final improvement drawing review by DSRSD before signature
by the District Engineer. [DSR]
No sewe~ine or water line construction shall be permitted unless the proper utility construction
permit has been issued by DSRSD. A construction permit will only be issued after all of the items
in condition//43 above have been satisfied. [DSR]
The Applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from
completion of the project. [DSR]
A water line connection to Water Zones 2 and 3 is required which will connect to fines at the west
end of Hansen Drive. An easement has already been dedicated across property in Tract 4988 to
accommodate this connection. A 20 foot wide easement shall be dedicated to the District on the
Final Map or by separate instrument satisfactory to the District, to align with the existing
easement, allowing the necessary water line connection to Bay Laurel Street (new street). [DSR]
48.
A water line and connection to Water Zone 3 is required which will connect the project to Zone 3
lines in Rolling Hills Drive. A 15 foot wide easement shall be dedicated to the District on the
Final Map or by separate instrument satisfactory to the District, to align with the existing Zone 3
connection on the north boundary of the project. A portion of this required water line may
alternately follow the existing access road along the north side of Martin Canyon Creek. [DSR]
PASSED, APPROVED AND ADOPTED this 271h day of February, 1995.
AYES:
Councilmembers Barnes, Burton, Howard, Moffatt and Mayor Houston
NOES: None
ABSENT: None
ABSTAIN: None
Mayor
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