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HomeMy WebLinkAboutReso 057-95 TenMap6308HansenRESOLUTION NO. 57 - 95 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 6308 AMENDMENT FOR PA 95-007 HANSEN RANCH/CALIFORNIA PACIFIC HOMES WHEREAS, California Pacific Homes has requested a General Plan Amendment, Planned Development Rezoning and Tentative Map Amendment to redesignate approximately 0.95 acres of the Hansen Ranch Site from Open Space/Stream Corridor to Low Density Single Family Residential (0.5 to 3.8 DU/AC), to allow six homesites in the open space/riparian area, and make other adjustments on the land use map from Low Density Single Family Residential to Open Space land uses for an overall increase in open space land of 0.32 acres; and to rezone the Planned Development Open Space Prezoning to relocate six single family residential lots into the Open Space/Stream Corridor area; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, the State of Califomia 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 purpose of sale, lease or fmancing 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 Planning Commission held a properly noticed study session on April 17, 1995, and a public hearing on May 1, 1995 to consider the General Plan Amendment, PD Rezoning, Tentative Map and previous EIR for PA 95-007 planning application for Hansen Hill/Califomia Pacific Homes; 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 the Planning Commission recommend City Council denial of the Tentative Map; and WHEREAS, the Planning Commission on May 1, 1995, heard and considered all said reports, recommendations and written and oral testimony submitted at the Public Hearing as hereinabove set forth and adopted Resolution Nos. 95-13, 95-14, and 95-15 recommending denial of the applications; and WHEREAS, the City Council considered the Planning Commission recorcanendation as a duly noticed public hearing on May 8, 1995 and May 22; and June 13, 1995. WHEREAS, the City Council adopted Resolution No.'s 55-95 and 56-95 dated June 13, 1995 approving a related General Plan Amendment and Planned Development Rezoning to permit residential development in the area proposed for relocation of the single family residential lots. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find: 1. The proposed Tentative Map amendment is consistent with the City General Plan as applied to this property in that the site would allow single family residential lots relocated into this area under the approved General Plan Amendment. 2. The proposed Tentative Map amendment is consistent with the Planned Development zoning in that the Planned Development zoning approval would permit residential lots in the proposed relocation area. 3. The proposed Tentative Map amendment may be approved pursuant to Government Code ss 66473.5, 66474 and 66474.01 in that: A. The amendment is consistent with the approved General Plan Amendment and the Planned Development Rezoning proposing residential development in the relocation area. B. The design and improvement of the proposed Tentative Map amendment is consistent with the recommended General Plan Amendment in that design and improvement was reviewed in connection with the related General Plan Amendment and the Tentative Map amendment continues to comply with the overall project objective of providing large amounts of open space while restricting development to specific areas on the site. C. The site is physically suitable for the type and proposed density of development as reflected in the approved General Plan Amendment for residential development in the relocation area. D. The design of the proposed Tentative Map will cause substantial environmental damages to oak woodland and riparian corridor, however, the related impacts identified in the original EIR and Initial Study update have been mitigated to the extent feasible and a statement of overriding considerations has been adopted in Resolution 95 - , dated June 13, 1995. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve PA 95-007, Hansen Ranch/California Pacific Homes Tentative Map Amendment subject to the following conditions: 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. The following codes represent those departments/agencies responsible for monitoring compliance of the Conditions of Approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney. [FIN] Finance, [F] Dougherty Regional Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. GENERAL PROVISIONS Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the General Plan Amendment and Planned Development (PD) Rezoning request coveting the subject property. Any modifications to the project design approved by the General Plan Amendment or Planned Development (PD) Rezoning action shall supersede the design on the Tentative Map and shall be considered as an approved modification on the Tentative Map. Site Development Review approval for the project shall be secured prior to the recordation of the Final Map. Site Development Review and Final Map recordation may occur in phases. 2 , This Resolution shall be considered as the approval for changes to Phase II of the Hansen Ranch subdivision (Tract 6308), and also shall contain the previously approved Conditions for Phase I of the Hansen Ranch subdivision (Tract 5766), as mended by the City Council on February 27, 1995. While no changes to Phase I are currently proposed, this Resolution is consolidating the Conditions and requirements previously approved to allow more efficient project review of the entire site. The Developer shall comply with all requirements of the Department of Fish and Game related to mitigation of impacts due to development in and near the riparian habitat area, and other impacts resulting from the mended project, including any additional environmental studies that may be required. 4. Comply with the "Typical Public Works Conditions of Approval for Subdivisions". [PW] 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. [PL] The Developer shall comply with applicable Fire Department, Flood Control District, and Public Works requirements. Written statements from each such agency or department 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. Should the developer wish to file a master Tract Map separating or phasing the project, all off-site work shall be guaranteed and constructed as partof the agreement for this tract.; In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the constraction guaranteed by the Subdivision Agreement. [PW] COVENANTS, CONDITIONS AND RESTRICTIONS 8. Covenants, Conditions and Restrictions (CC&R's) shall be established for this development. The CC&R's shall be approved by the Planning Director prior to the recordation of the Final Map. 9. The CC&R's shall be reviewed and approved by the City to assure that: A There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. B Payment of dues and assessments shall be both a lien against the assessed land and a personal obligation of each property owner. An estimate of these costs shall be provided to each buyer prior to the time of purchase. C The Homeowner's Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. D Payment of the private water and lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowner's Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. E, Each buyer is to sign an acknowledgment that he has read the Constitution and Bylaws of the Homeowner's Association and the Conditions, Covenants and Restrictions applying to the development. Fo The Homeowner's Association shall contract with, or be advised (as in handling maintenance operations) by, a professional management firm. The CC&R's shall include a statement outlining the obligations of the property owner to be responsible for public liability in case of injury in connection with public utility easements, and for maintenance of private vehicle access ways and utility trenches in public utility easements. The Homeowner's Association shall maintain a list of plant materials acceptable for landscaping subject to review and approval of the Planning Director and Fire Department. The CC&R's shall include a statement declaring that the road segment in Phase 2 which is shown as a dead end (Dry Creek Drive) is intended to be extended in the future to serve the adjacent property to the north. GRADING AND DRAINAGE 10. There are some manufactured slopes cut into mapped slides where the slides extend in tree covered areas. These slide areas must be repaired..Improvement plans must show the trees that have to be'taken out and tree areas must be substantially in compliance with the areas of tree removal shown under the Tentative Map approved by the City Council. [PW] 11. The original development proposal did a tree survey in areas where the trees were to come out. Due to changes in the plan, a new tree survey is required, prior to approval of grading permit for Phase II. The tree survey shall be conducted by a qualified arborist or horticulturist and shall include the location and information on all trees 10 inches in diameter or greater proposed for removal. Information on each tree shall include species, diameter at breast height, and condition. All trees to be removed shall be tagged with a permanent, numbered aluminum tag. The information on tree removal will form the basis for the number of trees to be replanted. [PW, PL] 12. The right-of-way for the extension of Dry Creek Drive to the property line must be provided together with working easements and slope easements of adequate width for roadway construction, for the future construction of an extended roadway. The easements shall be shown on the final map prior to recordation. The hammer-head tumaround design shall be subject to the approval of the Dougherty Regional Fire Authority, and shall include a barricade at the end of Dry Creek Drive, subject to the Director of Public Works approval. It must be disclosed to all buyers in the development that Dry Creek Drive will be extended in the future, and a statement declaring the intended future extension of this road shall be recorded with the title or deed for each lot. [PW, PL] 4 13. A detailed alignment study for the Dry Creek Drive extension shall be undertaken by the developer to insure proper sight distance at the intersection and to insure a vertical and horizontal future connection across Martin Canyon Creek. [PW,PL] 14. Inspiration Drive (in Phase II), Dry Creek Drive, "C" street, and all residential streets shall be 36' curb-to- curb over 52' right-of-way (ROW), and all cul-de-sacs must be 34' curb-to-curb over 50' right-of way. The turnaround curb radius for cul-de-sacs must be a minimum of 40'. Minimum design speed for residential streets and cul-de-sacs is 25 mph. Inspiration Drive for Phase II shall be renamed on the loop from C Street northward and eastward. All the streets within final subdivision map must conform to the City's standards and to the satisfaction of the Director of Public Works and dedicated to the City. [PW] 15. The storm drain system for streets must be designed for at least 15-year flood, and channels must be designed for 100-year flood. The downhill cul-de-sacs must provide a storm drain overflow corridor to pass between the two end units in the event that the cul-de-sac catch basin plugs up. [PW] 16. V-ditches must be picked up at the low point by drainage structures and conveyed to the bottom of natural drainage courses. [PW] 17. Ten-foot Public Utility Easements must be dedicated along all public streets. [PW] 18. Handicap ramps must be placed at all curb returns and conform to Federal ADA and City of Dublin Standards. [PW] 19. Street trees must be placed along all public streets. The type of trees must be approved by the Public Works Director and must be placed at least five feet from the back of sidewalk. [PW, PL] 20. Written permission shall be obtained from the property owners of the adjacent lands for grading on their sites prior to approval of the grading plans by the City. Inspiration Drive within VCC must be dedicated to the City at the same time as the final subdivision map is recorded subject to the Public Works Director approval and City's acceptance. This road shall be completed prior to occupancy of the 261h unit on Bay Laurel Street. [PW] 21. A vehicle turnaround must be designed and constructed at the middle and west end of the hiking trail. [Pw] 22. Submit three approved blueprint and approved original mylar or photo mylar of improvement plan, grading plan and recorded final map to City of Dublin's Public Works. Upon completion of construction, the City's mylars shall be modified to an as-built plan (mylar) prepared by Registered Civil Engineer and a declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with the recommendation contained in the soils report shall be submitted to the Public Works Department. [PW] 23. The applicant shall submit to the City for filing three copies of the Amended Tentative Map for Phase I and three copies of the Amended map for Phase II of the Hansen Ranch project site which shows the site configuration and grading as shown on the Tentative Maps as approved by the City Council on February 27, 1995 (for Phase I) and June 13, 1995 (for Phase II). Prior to stamping and filing these plans, the Planning Director shall determine whether these plans substantially comply with the plans approved by the City Council. [PW,PL] 24. The fence along the north property line of the creek area must be replaced with a welded wire fence, subject to Public Works and Planning Director approval. Also, gates must be installed at critical areas, with the exact location to be determined by Director of Public Works. [PW, PL] 25. The fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works. Improvement plans must be approved by the Dougherty Regional Fire Authority as indicated by their signature on the title sheet. [PW] 26. There is a large watershed for the open space within Inspiration Drive. It appears that the headwall for this area is not at the low point of the open space. This headwall shall be placed at the low point. [PW] 27. Developer and it's representatives (engineer, contractor, etc.) shall meet and follow all the City's requirements and polices, including Urban Runoff Program and Water Efficient Landscape Ordinance. [Pwl 28. All of the plans including Tentative Map, Improvement Plans, Grading Plans, and subdivision maps must be designed to the City of Dublin's standards, policies, requirements, title block and formats. Grading plans must also be designed based on approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All plans must be designed and signed by a Registered Civil Engineer. Plans must be to the satisfaction of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City: [PW] 29. A faithful performance bond or securities that are 100% of Improvement cost, and a labor and material bond or securities that are 50% of Improvement cost, must be provided prior to issuing any grading or improvement permits or whichever occurs first. Improvement cost will include street, drainage, grading, utilities, and landscaping cost to the satisfaction of the Director of Public Works. [PW] 30. Labor and materials bond will be released after City's acceptance of improvements. The Performance bond will be released one year after acceptance of improvements. The Developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City which could be 25% of improvements costs. This will serve in lieu of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, all improvements and landscaping shall be installed and established per approved plans and a declaration by the project civil engineer that the finished graded building pads are within + 0. 1 feet in elevation of those shown on approved plans. [PW] 31. Upon completion of the work, an as-built plan (mylar) prepared by a registered civil engineer and a Declaration by a civil engineer that all work was done under his supervision shall be submitted to the Public Works Department. [PW] 32. Each lot shall be graded so as not to drain onto any other lot or adjoining property prior to being picked up by an approved drainage system. [PW] 33. A minimum 18" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. [PW] 34. All open space and common area landscaping shall be maintained by Developer or a Homeowners' Association or other mechanism acceptable to Public Works Director, including fire emergency access roads. [PW, PL] 35. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. Raised blue re~ectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. [PW,F] 36. The minimum uniform street gradient shall be 1% and structure design of the road shall be to the satisfaction and approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Public Works Director. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas in order to create or maintain a natural appearance. 37. All building pad elevations must be above the 100-year flood level. [PW] 38. During the construction, noise control and construction traffic measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. [PW] 39. Copies of the final map and improvement plans indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1 "=400' scale and 1 "=200 scale for City mapping pu.rposes. [PW] 40. The subdivider/developer is responsible for the job site and construction until the City of Dublin accepts the improvements. [PW] 41. Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for Public Works inspectors' overtime. [PW] 42. The subdivider shall pay a fee in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. [PW] 43. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. [PW] 44. Encroachment and grading permits shall be secured 'by the developer from the Public Works Department. [PW] 45. The developer shall design and install street light standards and luminaries per approval of the Director of Public Works. The maximum voltage drop for street lights is 3%. [PW] 46. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and final maps for adjoining properties and easements shall be submitted at the time of the submission of the final subdivision maps, if the Director of Public Works deems necessary. [PW] 47. Long term maintenance of landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Developer or Homeowner's Association or other mechanism acceptable to Public Works Director, and incorporated in the CC&R's. [PW] 48. A minimum of'6" diameter subdrains shall be installed in all swales that are to be filled. [PW] 49. All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. [PW] 50. A registered civil engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance/ inspection program shall be implemented by the Developer or Homeowners' Association or other mechanism acceptable to Public Works Director, for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. [PW, B] 51. The Applicant/Developer shall submit for Public Works Director review and approval, a detailed hydrology/hydraulic report for this project. In particular, the report shall include the effects on the creek and the downstream drainage facilities of the ultimate development of the entire watershed that this project is a part of. The hydraulic capacity of the creek to carry the 100 year design flow at ultimate upstream development should be demonstrated. The report shall address the possible need for creek improvements including, but not limited to, realignment, widening, bank repair/reinforcement, and drop structures. Moreover, the report shall look at the possible need and location for detention basins. These improvements shall be made as part of this subdivision, subject to review and approval of the Public Works Director. [PW] 52. A profile of the creek and cross sections at 200-foot (maximum) intervals and at changes in creek cross sections should be determined by field survey as part of the hydraulic investigation required and for verification of the required setbacks. These x-sections shall show the 10, 25, and 100 year water levels. [PW] 53. Creek velocities should not exceed 6-7 fps to avoid erosion problems. [PW] 54. A soils report and/or investigation should address the stability of the existing creek banks. Any recommended repairs shall be implemented. [PW] 55. No drainage shall be directed over a slope. [PW] 56. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than .5%. [PW] 57. All cut and fill slopes shall be contoured to appear natural and blend with the existing natural contours. [PW, PL] 58. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top or toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. [PW] 59. Upon completion of grading, a declaration by the soils engineer that all work was done under his supervision and in accordance with the recommendation contained in the soils report shall be submitted to the Public Works Director. 60. 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, water lines and any other private utilities shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. All public and private utilities shall be underground. [PW] 61. Grading shall be completed in compliance with the Construction grading plans and recommendations of the project's soils engineer and/or engineering geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the project's soils engineer and/or engineering geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. At Developer's cost, Soils Engineer or his technical representative must be on site at all times during grading for inspections that will satisfy grading plan requirements. [PW] 62. Grading within the designated open space area shall be limited to that grading which is necessary for.~ construction of the roadways traversing the open space and only development approved byethe City intended to enhance the environmental setting. [PW] 63. The grading in the vicinity of the two existing knolls in the southwestem portion of the site shall be substantially in compliance with the grading shown on the Tentative Map approved by the City Council on June 13, 1995, and shall be subject to the review and approval of the Public Works Director. [PW] 64. The developer and/or his representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. [PW] 65. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Public Works Director. A revegetation plan shall be prepared by a qualified restoration specialist for the replacement of native trees. The plan shall include the methods and locations of tree plantings; the number of trees, their size and species to be planted; irrigation and maintenance methods; tree protection from browsing animals; and a five-year monitoring program to evaluate the rate of tree establishment against the performance criteria of the plan. The plan ~vill incorporate the techniques recommended as mitigation measures in the 1989 EIR as well as other enhan~ment techniques required by staff, to ensure the success of the revegetated areas. Revegetation in open space areas shall include, at a minimum, three new trees of at least 15 gallon size to mitigate the loss of each existing tree over 10 inches in diameter. Where coast live oak and valley oak trees are replaced, the minimum size may be reduced to five gallon if adequate protection from wildlife is provided. The revegetation plan shall be required at the time of Site Development Review for Phase II. [PW] 66. Enhanced revegetation techniques shall be employed in the riparian corridor to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting' techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors.. The enhanced revegetation in the riparian corridor area shall be designed to produce vegetation similar to the environment in the riparian area woodlands south of the area.. The revegetation plan shall be required at the time of Site Development Review for Phase II. [PW, PL]. 67. A monitoring program shall be developed requiting the Homeowners Association or other mechanism acceptable to Public Works Director, to continually evaluate the success of the planting and implement additional planting measures or replant when necessary if planting fails. STREETS 68. Minimum sight distance for public streets including intersection sight distance shall meet the CALTRANS Highway Design Manual or acceptable to Public Works Director. [PW] 69. All public streets shall drain into storm drain systems before being discharged into established drainage channels. [PW] 70. The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the Developer or the homeowners within this development or other mechanism acceptable to Public Works Director. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrainS. [PW] 71. An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of-way where this work is not covered under the improvement plans. 72. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. [PW] 73. The Developer 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 City. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. [PW] OFF-SITE IMPROVEMENTS 74. Prior to occupancy, the Developer shall be responsible for paying or reimbursing Traffic Impact Fees of an additional right-tum lane and related signal modifications on the west leg of eastbound Dublin Boulevard at the San Ramon Road intersection. This cost shall be split between this development and the development of the Blaylock, Gleason, Fletcher (Donlan Canyon) property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. [PW] 75. Prior to occupancy, the Applicant/Developer shall pay the Traffic Impact Fee for the project's proportionate share (23.7%) of the cost for the widening of the existing Dublin Boulevard roadway, between Silvergate Drive and Hansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed widening plans prepared by TJKM and Greiner. The costs shall be determined prior to issuance of the building permit. [PW] 10 76. Prior to occupancy, the Applicant/Developer shall reimburse the City for the project's proportionate share (23.7%) of the cost of the redesign of the existing Dublin Boulevard/Silvergate Drive intersection to form a "T" intersection with Dublin Boulevard. [PW] UTILITIES 77. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot or building in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards, or in public streets. All utilities to and within the project shall be underground. WATER & SEWER 78. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the requirements of the DSRSD Cede, 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] 79. 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 conformance with DSRSD utility master planning. [DSR] 80. 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] 81. Domestic and fire protection wate~ine 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] 82. 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 public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. [DSR] 83. 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] 84. 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] 85. 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] 11 86. Prior to issuance by the City of any Building Permit, all utility connection fees, plan checking fees, inspection fees, permit fees and fees associated ~vith a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. [DSR] 87. 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] 88. No sewer line 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 the condition above have been satisfied. [DSR] 89. 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] 90. A water line connection to Water Zones 2 and 3 is required which will connect to lines 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] 91. 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 altemately follow the existing access road along the north side of Martin Canyon Creek. [DSR] 92. Water facilities shall be connected to the DSRSD system, and shall be installed at the expense of the Developer, in accordance with District standards and specifications. [DSR] 93. 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 for additional information. [PW] 94. The Tract will be served water within Pressure Zone 3, which cannot serve house pad elevations greater than 740 feet above sea level. [DSR] 95. Pressure Zone 3 water facilities will be tied to a future Potable Water Reservoir to be constructed on the Donlan Canyon project west of the site. To ensure compliance with water master planning for the area, Zone 3 water lines must be routed to the tract boundary and connected to the pipeline within the road stub at the Tract's westem boundary. [DSR] 12 96. Interim water facilities may be constructed across Phase II linking existing Zone 3 lines south of Silvergate Drive with Valley Christian Center. In order to allow uninterrupted Zone 3 service after this interim line is built, Zone 3 water lines within Phase I must be completed and in sendee before grading in the vicinity of the interim line is commenced within Phase II. [DSR] 97. If the interim water facilities referenced are built, the pipeline shall be abandoned in place and plugged with non-shrink grout. The Phase II water facilities shall include a permanent connection to a Zone 3 wate~ine in Inspiration Drive, which connects to water lines within the Valley Christian Center property. [DSR] 98. Developer shall design and construct the water system in accordance with the DSRS D requirements. 99. Developer shall design, incorporate, and institute water conservation measures for the entire project. [DSR, PW] 100. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. [PW] 101. Developer shall obtain "will serve" letter prior to issuance of grading permit or Final Map (whichever comes first) which states that the project can be served by DSRSD water and sewer prior to occupancy. [PW] EASEMENTS 102. Where the Applicant/Developer does not have needed easements or. right of entry, 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 fumished to the Public Works Director. [PW] 103. Existing and proposed access and public utility easements shall be submitted for review and approval by the Public Works Director prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. [PW] 104. A 1 O-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. [PW] IMPROVEMENT PLANS, AGREEMENTS AND SECURITY 105. Prior to filing for building permits, precise plans in City's title block 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 submitted and subject to the review and approval of the Public Works Director. [PW] 106. The subdivider shall enter into an Improvement Agreement with the City for all public improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement 13 plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. [PW] 107. The subdivider shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the subdivider of any claim, action, or proceedings. [PW] DEDICATIONS 108. All street dedications shall include working easements for slopes. [PW] 109. The boundary of all lots and the exterior boundary of the tract as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. [PW] 110. All improvements within the Improvement Plans and Grading Plans, including curb, gutter, sidewalks, driveways, paving and utilities, must be constructed prior to occupancy in accordance with approved standards to the satisfactory of Public Works Director. [PW] OPEN SPACE/COMMON AREAS/LANDSCAPING 111. Prior to release of building permits, the Applicant/Developer shall prune out all deadwood in the trees to be saved and clean up ground of all deadwood and debris to keep this material from getting into the watercourse. The CC&R's for the project shall establish a program to provide this service at least once a year, occurring prior to October 15th of that year. [PW] 112. All permanent structures shall be set back a minimum of 20 feet from (a) the top of the bank of Martin Canyon Creek or (b) a 2 (horizontal) to a 1 (vertical) projection from the toe of the creek bank to the top of ground (whichever is greater) as required by the Watercourse Protection Ordinance. Maintenance easement shall be recorded over any portion of lots that encroach within this setback area and potential purchasers of the lots shall be made aware that the City has the right to remove, and not replace, any improvements that are constructed within the easement area. [PW] 113. Maintenance of common areas including omamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be to the satisfaction of the Director of Public Works and 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 to the satisfaction of the Director of Public Works and be the responsibility of a Homeowner's Association or other mechanism acceptable to Public Works Director 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. [PW, PL] 114. Prior to issuance of grading permit visually important trees shall be tagged in the field for protection and preservation and appropriately fenced subject to approval of the Public Works Director. [PW] 14 DUST AND DEBRIS 115. Measures which meet the City of Dublin Clean Water Program and State Clean Water Permit shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The developer shall be responsible for corrective measures at no expense to the City of Dublin. [PW] 116. The developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period, as determined by the Public Works Director. [PW] 117. Areas undergoing grading and all other construction activity shall be watered or other dust control measures may be used to prevent dust as conditions warrant or as directed by the Public Works officials. [PW] ARCHAEOLOGY 118. 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. [PW,PL] FIRE 119. 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 developer and conform to all requirements of the applicable provisions specified by the Dougherty Regional Fire Authority (DRFA). All such work will be subject to the joint field inspection of the Public Works Director and DRFA. 120. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: A. Fire Trail Access B. Fire Buffer Zone C. Weed Abatement D. Fire Sprinklers in Structures E. Street Grades F. Fire Impact Fee 121. Fire Hydrants shall be spaced every 400 linear feet in residential areas comprised primarily of well spaced, average single family dwellings.* [F] 122. 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] 15 123. The minimum number of fire access roads shall be as follows:* 124. 125. 126. 127. 128. 129. 130. 131. 132. 133. 134. 135. a) 1-25 units b) 26-74 units c) 75+ units One public access road One public access road and one emergency access road Two public access roads [F] The maximum length of a single access road shall be no greater than 1000 feet.* [F] 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] 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] Open Space area. Provide for weed abatement before, during, and after construction with the following guidelines: a. The ground within 30 feet of any structure must be cleared of all natural vegetation, including trees. b. When the structure is uphill, then the ground within 100 feet of a structure must be cleared of any natural vegetation. Notes 1. Cleared areas may be replanted with ground covering which does not promote the spread of fire (i.e., lawns which are maintained).I 2. Trees are reviewed on a case-by-case basis. 3. When environmentally sensitive areas exist, plans for thinning verses clearing will be considered. Provide a landscape plan for wildland open space areas. Supply vegetation fuel modifications and/or buffer zones, and possible use of fire resistive or drought tolerant varieties of plant life. Trails. At the trail head, a lock down or removable bollard will be required to gain access to the trail in the event of an emergency. In addition, the Authority may require during the site review process or during construction process access to gates and behind houses for emergency purposes. [F] All homes constructed beyond one and one-half mile distance from a fire station shall be protected by a complete fire protection system, i.e., sprinkler system. [F] Tum around bulbs shall be 40' - 0" radius minimum. [F] All emergency access ways shall be clearly marked as a "EV.A." [F] No parking shall be allowed in front of a "E.V.A. ". Curbing shall be painted red and labeled "no parking fire access" in front of access pathway/roads. [F] Water supply shall be 2,500 gpm as per I.S.O. Guide 1980. [F] Approved spark arresters shall be installed on each chimney flue. [F] 16 136. Roofing shall be Class "B". [F] 137. A one-time Fire Impact Fee of $600.00 per unit shall be paid prior to a permit being issued. [F] 138. Submit a site plan of the proposed project for review, so that DRFA may further evaluate and assist you in an expedient manner. [F] 139. Future site plans of the proposed project should be submitted to the Dougherty Regional Fire Authority for review. IF] * This does not include the creek access road or hiking trail. CREEK ACCESS 140. 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] 141. The proposed aggregate-base access read 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. With approval of the Director of Public Works, this creek access road may be less than 12 feet wide in limited areas where necessary for tree preservation. [PW, PL] 142o 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] 143. There shall be tum around improvements made at the ultimate west end of the access road and access trail, which shall be a minimum of 6 inches of aggregate base for maintenance vehicles and police patrol purposes. Temporary turnarounds 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] 144. The Developer shall obtain, in the name of the City, an access and maintenance easement wide enough to use and properly maintain the access road on the north side of the creek, and any drainage improvements associated with the roadway, prior to dedication of creek area to the City 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 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] 145. If the applicant is unable to arrange for an easement for use and maintenance over the road discussed in the condition above, 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 fulfilled by the developer, the portion of this project approval related to the creek access trail/road shall revert back to the previous 17 design approved in 1989 (with a 12 foot wide creek access trail/road on the south side of the creek). [PL, PW] 146. 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] 147. 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 aggregate base rock (as a minimum). The inlet and outfall of the pipe shall be protected from erosion. [PW] 148. The developer shall provide a ten-foot wide flat rocked (6 inch of aggregate base) 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 of PA 94-054. This is to provide access to the culvert headwall area upstream of Silvergate Drive. [PW] 149. 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. [PW, PL,PO] 150. 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 tum around. [PW, PL] 151. 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 location of open space to be dedicated and maintained by the City. [PW, PL] 152. Every effort shall be made to locate, design, and construct the creek access trail and access road, including turnarounds, 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. [PW,PL] MISCELLANEOUS 153. This property shall be annexed to the Street Lighting Maintenance Assessment District. [PW] 154. All construction traffic may be subject to specific routing as determined by the Public Works Director. [PW] 155. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Deparm~ent and Building Department. 156. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions 18 of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. [PW] 157. The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide adequate access and utility connections, to the satisfaction of Public Works Director. [PW] PASSED, APPROVED AND ADOPTED this of 13th day of June, 1995. AYES: Councilmembers Barnes, Burton, Howard and Mayor Houston NOES: Councilmember Moffatt ABSENT None Mayor h :\c c-mtgs\6-13tin g:\pa#\1995\pa95007\6-13tin K2/cc-mtg/ 6-13-95/reso57.doc 19