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HomeMy WebLinkAboutReso 130-89 HansenHillTentMap RESOLUTION NO. 130 - 89 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5766 CONCERNING PA 89-062 HANSEN HILL RANCH/BREN CO. WHEREAS, the Bren Co. has requested approval of a Tentative Map, Planned Development Prezoning, and Annexation of 147 acres to allow 180 single-family lots on approximately 51 acres and approximately 96 acres of open space, in unincorporated Alameda County, west of Silvergate Drive, north of Hansen Drive and South of Winding Trails} and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale,.lease or financing unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations} and WHEREAS, the Planning Commission held public hearings to consider the request on November 6, 1989 and November 20, 1989} and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings} and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Tentative Map subject to conditions prepared by Staff} and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing and recommended City Council approval of the Tentative Map} and WHEREAS, the City Council held a noticed .public hearing to consider the request on November 27, 1989} and WHEREAS, pursuant to State law (CEQA), a Mitigated Negative Declaration of Environmental Significance has been prepared} and WHEREAS, the Staff report was submitted recommending City Council approval of the Tentative Map} and WHEREAS, the City Council adopted Resolution No. 127-89 approving Mitigated Negative Declaration for PA 89-062} and WHEREAS, approval of any pads on the Valley Christian Center site is not construed to authorize any building on the proposed pads} and - 1 - WHEREAS, the City Council heard and considered all said report, recommendations, written and oral testimony submitted at the public hearing as hereinabove setforth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find: Tentative Map 5766, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. Tentative Map 5766, as modified, is consistent with the City's General Plan as they apply to the subject property. Tentative Map 5766 will not result in the creation of significant environmental impacts. Tentative Map 5766 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. 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. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5766 - PA 89-062 - subject to the conditions listed below: - 2 - CONDITIONS OF APPROVAL Unless otherwise specified, the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS Approval of Tentative Map is subject to the subdivider/developer securing final approval from the Dublin City Council for the Planned Development (PD) Prezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Prezoning 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. Comply with the "Typical Public Works Conditions of Approval for Subdivisions" (see Attachment 1). 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 part of the agreement for this tract. In addition, all streets necessary to keep from landlocking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. COVENANTS, CONDITIONS AND RESTRICTIONS 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. The CC&R's shall be reviewed and approved by the City to assure that: There is adequate provision for at least the maintenance, in good repair, of all commonly owned - 3 - GRADING 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. 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. The Association shall keep the City Planning Department informed of the current name, address and phone number of the Association's official representative. Payment of the water and street 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. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowner's Association and the Conditions, Covenants and Restrictions applying to the development. 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. AND DRAINAGE Landslides and erosive areas as outlined in the Geotechnical Investigation Report for Hartsen Hill Ranch project by Harlan Miller Tait shall be shown on the Grading and Improvement Plans. Proposed repairs shall beoutlined on these same plans. - 4 - Long term maintenance of these landslide repairs and unrepaired landslides in the open space shall be the responsibility of the Homeowner's Association and incorporated in the CC&R's. Prior to approval of grading plans, Applicant shall conform to the recommendations outlined in the Geotechnical Investigation Report for Hansen Hill Ranch project by Harlan Miller Tait as a minimum. Stricter controls, particularly on landslide repairs, retaining structures, subdrains, and surface drainage, may be imposed by the Public Works Director. Prior to issuance of grading permits, the City shall contract for a third party soil's engineer to review and recommendation of the Applicant's submitted Geotechnical Investigation Report as related to landslide repair. The Applicant/Developer shall pay the City the cost of the third party review. A minimum of 6" subdrains shall be installed in all swales that are to be filled. All concentrated storm drain flow shall be discharged into the established drainage channels, not onto the slopes. All inlets and outlets of storm drain flow from or into natural drainage channels shall be constructed with rock slope protection to eliminate erosion and undercutting. 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/homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 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 and existing culvert under Silvergate 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. -'5 - 65 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. 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 and for verification of the required setbacks. These x-sections shall show the 10 and 100 year water service levels. Creek velocities should not exceed 6-7 fps to avoid erosion problems. A soils report and/or investigation should address the stability of the existing creek banks. Any recommended repairs should be implemented. Each lot that drains to the street shall be provided with two 3" drains through the curbs and the roof leaders shall be tied into them. No drainage shall be directed over a slope. 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%. All cut and fall slopes shall be contoured to appear natural and blend with the existing natural contours. 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. A declaration by the soils engineer that he has supervised grading and that such conformance has occurred shall be submittedto the Public Works Director. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines will be installed in manner which will not disturb the street pavement, curb, gutter and sidewalk when future service connections or extensions are made. - 6 - 0e 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. Inspections that will satisfy grading plan requirements shall be arranged with the Public Works Director. Any grading on adjacent properties will require written approval of those property owners affected. '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 the original soil investigation, a revised soil or geologic report shall be submitted for review by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement and seismic activity. The developer and/or his representatives shall submit to the State Department of Fish and Game, for review and approval, final designs'of flood and erosion control structures, road crossings, bridges and culverts or any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601-03 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. Prior to commencement of construction activity affecting Martin Canyon Creek, the Applicant/Developer shall submit to the Planning Director proof of compliance with Condition #29. Grading within the designated open space area in the northwestern portion of the site and in the southeastern portion of the site shall be limited to 'that grading which is necessary for construction of the roadways traversing the open space, subject to review and approval of the Planning Director and Public Works Director. The cut and fill slope area in the vicinity of the two existing knolls in the southwestern portion of the site - 7 - STREETS 34. 0e shall substantially conform to 3:1 slopes and shall be 'contoured to appear natural and blend with the existing natural slope as viewed on and off site, subject to review and approval of the Public Works Director. 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. Sidewalks shall be located on both sides of the public streets, except for the west side of "A" Street between "B" Streets and Lot 119 Streets and the west side of the Valley Christian Center access road between "D" Street and Dublin Boulevard and the south side of "E" Street between "E" Court and Silvergate Drive. The reverse curves on "A" Street in the vicinity of its intersection with "B" Street shall be straightened out to increase sight distance at this intersection. Minimum sight distance for public streets shall be as described in the CalTrans Highway Design Manual. All public streets shall drain into storm drain systems before being discharged into established drainage channels. The landscaped median area shown at the Silvergate Drive entrance shall be owned by the City of Dublin, but maintained by the homeowners within this development. This median shall be installed to not less than City of Dublin standards, including moisture barriers and subdrains. The minimum uniform gradient of streets shall be 1.0% and 2% on soil drainage. The street surfacing shall be asphalt concrete paving. The Public Works Director shall review the proJect's soils engineer's structure 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 Public Works Director. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. An encroachment permit shall be secured from the Public Works Director for any work done within the public - 8 - right-of-way where this work is not covered under the improvement plans. Street width standards shall be not less than the Alameda County standards. "A", "B", "D" and "E" streets shall be considered 2-lane collectors. "C" Street shall be considered a 2-lane minor street, for these purposes. 2e Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 3e 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 Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. OFF-SITE IMPROVEMENTS Prior to release of occupancy, the developer shall be responsible for the construction of an additional right-turn 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 property immediately to the west, on a pro rata basis based on the amount of traffic generated by each development. Prior to approval of the improvement plans and Final Map, the Applicant/Developer shall submit documents satisfactory to the City of Dublin evidencing irrevocable public access on the proposed road across the Valley Christian Center property. Said documents shall be subject to City Attorney review and approval. Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the proJect's proportionate share (23.7%) of the cost for the widening of the existing Dublin Boulevard roadway, approximately 15 feet, all on the south side, between Silvergate Drive and Mansen Drive to accommodate four 12-foot traffic lanes, two five-foot bike lanes, and a five-foot sidewalk, as generally shown on the proposed lwidening plans prepared by TJKM and dated received August of 1988 and described in the study prepared by TJKM in memo dated September 27, 1989. The costs shall be determined prior to release of occupancy. 7e Prior to release of occupancy of any units, the Applicant/Developer shall be responsible for the - 9 - 8e UTILITIES 49. WATER 53. 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 becoming the through road and Silvergate Drive becoming controlled by a "Stop" sign as generally shown on the plans prepared by TJKM dated received August 1988and described in the study prepared by TJKM in memo dated September 27, 1989. The cost shall be determined prior to release of occupancy. Developer shall prepare legal descriptions for the application to annex Dublin Boulevard into the City of Dublin between Silvergate Drive and the west end of Dublin Boulevard, and for the State of California to relinquish Dublin Boulevard to the City. 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. Prior to filing of the grading and improvement plans, the developer shall furnish the Public Works Director with a letter from Dublin San Ramon Services District (DSRSD) stating that DSRSD has agreed to furnish water and sewer service to the development. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. All utilities to and within the project shall be undergrounded. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District, and will be subject to field inspection by the District. 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, - 10 - EASEMENTS 59. backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted for additional information. The Developer/Applicant shall comply with all applicable DSRSD and City of Dublin Public Works requirements, particularly regarding: The elevation of the storm drain relative to the sewer lines. The location of the sewer man-holes. They shall be in parking or street areas accessible by DSRSD's equipment. C. Dedication of sewer lines. D. Location and design of the water system valves. The Applicant/Developer shall submit plans for all DSRSD facilities within the project to DSRSD for review · and approval. The Applicant/Developer shall submit a water system analysis showing pressures and elevations throughout the development, including a water main linking the Black Reservoir to the development subject to DSRSD review and approval. Prior to issuance of grading permits, the Applicant/ Developer shall submit to the City of Dublin Planning Director proof that Conditions #55, 56 and 57 have been met. Where the Applicant/Developer does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the property. Original copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the Public Works Director. Existing and proposed access and 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. A 10-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to - 11 - all other easements required by the utility companies or governmental agencies. Where the sidewalk deviates from the curb at the Silvergate Drive entrance, a pedestrian easement shall be dedicated over that sidewalk, subject to review and approval of the Public Works Director. IMPROVEMENT PLANS, AGREEMENTS AND SECURITY All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans subject to approval of the Public Works Director. Prior to filing for building permits, 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 submitted and subject to the review and approval of the Public Works Director. The subdivider shall enter into an Improvement Agreement with the City for all public improvements. 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 plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having Jurisdiction over public improvements, prior to execution of the Improvement Agreement. 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 and shall cooperate fully in the defense. - 12 - Prior to release by the City Council of the performance and labor and materials securities~ All improvements shall be installed as per the approved Improvement Plans and Specifications. All required landscaplng along public streets shall be installed and established. An as-built landscaping plan for landscaping along public streets prepared by a Landscape Architect, together with a declaration that the landscape installation is in conformance with the approved plans shall be submitted to the Public Works Director. The following shall have been submitted to the Public Works Director: 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. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. iii. A declaration by the project geologist or soils engineer that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of~the soils engineer. A declaration by the project civil engineer or land surveyor that the finished graded building pads are within ~ 0.1 feet in elevation of those shown on the grading plan (or to any approved modified grades). DEDICATIONS Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. The park land dedication required is approximately 1.98 acres (.011 acres/dwelling units x number of dwelling units). - 13 - The offer of dedication of "B" Street shall be separate from the other offers of dedication. The offer of dedication of "C" Street shall be separate from the other offers of dedication. All street dedications shall include working easements for slopes. OPEN SPACE/COMMON AREAS/LANDSCAPING 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. This pruning and removal shall be done in the area lying between the creek (property line to the north) and 50 feet uphill (to the south) of the new chain link barrier. 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. All building pad elevations'shall be above the 100-year water surface level for Martin Canyon Creek. 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. All common area landscaping, landscaped medians, and open space shall be maintained by the Homeowner's Association. The Applicant/Developer shall construct an access road along the existing creek bank. The road shall be approximately located as shown on the Tentative Map. The exact location shall be laid out in the field by the developer and approved by the Public Works Director. The road shall extend from "E" street in the vicinity of Silvergate Drive to the western property line (lands of Blaylock, Gleason & Fletcher). If the road and creek are dedicated to the City, then this road shall be 12 feet wide compacted aggregate base with drainage improvements as necessary at retaining - 14 - walls and swales. No less than one foot uphill from the road, the developer shall construct a 4 to 6 foot high barrier fence subject to review and approval of the Public Works Director. This maintenance road shall have a longitudinal slope of not greater than 20% and shall have a centerline radius of not less than 100 feet. Minimum 12-inch CMP cross-culverts shall be installed under this access road where necessary. The strip of land that lies between the chain link barrier and the northern property line shall be offered to the City of Dublin for public access and maintenance purposes. If the road and creek are to be private, then the road shall be graded a minimum of 8 feet wide with 6 foot wide aggregate base subject to Public Works Director approval. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, retaining walls, and landslide repair improvements shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City, and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a · Homeowner's 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. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. 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. DEBRIS/DUST Measures 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. 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 - 15 - the construction period, as determined by the Public Works Director. 2e Areas undergoing grading and all other construction activities shall be watered or other dust-palliative measures used to prevent dust, as conditions warrant. ARCHAEOLOGY 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. FIRE 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. The developer shall comply with all applicable requirements of DRFA including, but not limited to, those related to the following: As Fire Trail Access Fire Buffer Zone Weed Abatement Fire Sprinklers in Structures outside the 1-1/2 mile distance from the nearest fire station. Street Grades Fire Impact Fee Fire Hydrants and Roads MISCELLANEOUS Any relocation of improvements or public facilities shall be accomplished at no expense to the City. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping purposes. This property shall be annexed to the Street Lighting Maintenance Assessment District No. 83-1. - 16 - 9e 0® All construction traffic may be subject to specific routing as determined by the Public Works Director. The Developer shall provide unit address information to the satisfaction of DRFA, U.S. Postal Services, and City of Dublin Planning Department. All construction/grading activity at the site shall be restricted to the hours between 7:30 a.m. and 5:30 p.m., Monday through Friday, except as may be approved in advance in writing by the Public Works Director. 2e 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 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. 3e The Applicant/Developer shall work with the Applicant/Developer of the adjacent property Donlan Canyon project site Tentative Map 5962 to provide ladequate access and utility connections, to the satisfaction of Public Works Director. The cut and fill pads on the Valley Christian Center site shall be rounded to create a more natural appearance blending with the natural contours of the site subject to approval of the Public Works Director. 5e The approval or creation of any pads on the Valley Christian Center site shall not be construed to authorize any building on the proposed pads. PASSED, APPROVEDANDADOPTED this 27th day of November, 1989. AYES: Councilmembers Hegarty, Snyder, Vonheeder and Mayor Moffatt NOES: None ABSENT: Mayor - - 17 - CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (415) 833-6630 In order to assist Applicants in the preparation of Subdivision Plans (Tentative Maps and Parcel Maps), the City of Dublin has prepared the followinglist of Subdivision Conditions of Approval that have typically been applied to subdivisions. This list should not be considered all-inclusive. This list should be used as a ~uide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions maybe imposed as deemed necessary by the City. Prior to the actual preparation of Subdivision plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WOPd(S CONDITIONS OF APPEOVAL FOE SUBDIVISIONS AKCHAEOLOGY: 1. 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. BONDS: 2. Prior to release by the City Council of the performance and labor and materials securities: a. All improvements shall be installed as per the approved Improvement Plans and Specifications. b. All required landscaping shall be installed and established. 3. 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 Public Works Director/City Engineer . 4. Grading of the s~bject property must conform with the approved Grading Plan and the recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 5. The following shal~ have been submitted to the Public Works Director/City Engineer: 'Rev: 5/17/89 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. A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 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. 6. Performance, labor, and material securities to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the Public Works Director/City Engineer prior to approval of the Final Map. CREEK: 7. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal-to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive.) DRAINAGE: 8. Each lot shall be so graded as not to drain on any other lot oradjoining property prior to being picked up by an approved drainage system., 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 public storm drains to ease maintenance and reduce pgtential blockage. 11. Under-sidewalk drains shall be provided to allow on-site drainage to be 'tied in, should the need arise. DEBRIS: 12. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Subdivider shall be responsible for corrective measures at no expense to City of Dublin. DUST: 13. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures maybe used, to prevent dust, as conditions warrant or ~s directed by the Public Works Official.. 14. Dust control measures, as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. Rev: 5/17/89 - 2 - EASEMENTS: 15./The land divider shall acquire ~asements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the land division. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 16. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 17. Prior to any grading of the site, and in any case prior to filing a Final Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post- construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall attempt to insure that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 18. 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 approved bythe Public Works Director/City Engineer. FIRE: 19. 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. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 20. 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 of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. 21. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. Rev: 5/17/89 - 3 FLOOD CONTROLi 22.,' Comply with Alameda County Floo~ Control District requirements. 23. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation be above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 24. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applidant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade'continuity standpoint. FUTURE CONFORMANCE: 25. The design and improvements of the Tract shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include 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 shall show compliance with City standards for roadways. GRADING: 26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. 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. 27. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 28. 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 Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/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 wit~ the Public Works Director/City Engineer. Rev: 5/17/89 - 4 - 29. If grading is commenced prior to .filing the Final Map, a surety or guarantee, as determined suitable by the Public Works Director/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. 30. Any grading on adjacent properties will require written approval of those property owners affected. 31. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the Public Works Director/City Engineer. 32. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the Public Works Official. 33. 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 the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 34. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 35. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 36. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 37. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements/ 38. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show-the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 39. Allrequired securities, in an amount equal to 100% of the approved estimates of construction costs nf improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subidvision Improvement Agreement. Rev: 5/17/89 MAINTENANCE OF COMMON AREA: 40..' Maintenance of common areas, inciuding ornamental landscaping, graded slopes, erosion control planrings 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 securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 41. 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. 42. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 43. 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 Public Works Director/City Engineer. PARKLAND DEDICATION: 44. The subdiVider shall dedicate land or pay fees in lieu of park dedication to the City of Dublin as is required by the Subdivision Ordinance. PUBLIC IMPROVEMENTS: 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 46. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine apreliminary 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. In lieu of these soil tests,:the road may be designed and constructed based on an R-value of 5. 47. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way, where this work is not covered under the Subdivision Improvement plans. Rev: 5/17/89 - 6 STREET LIGHTS: 48.' Install street light Standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer. STREET SIGNS: 49. 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. Addresses shall be assigned by the City Building Official. STREET TREES: 50. Street trees, of at least a 15-gallon size, shall be planted at the minimum ratio of two trees per lot along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 51. A current title report and c~pies of the recorded deeds of all parties having any record title interest in the property to be divided and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the Final Subdivision Map for the Public Works Director/City Engineer. UTILITIES: 52. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements, sized to meet utility company standards. 53. Prior to the filing the Final Map, the subdivider shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 54. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. WATER: 55. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Wa~er Code of the District ~nd will be subject to field inspection by the District. Rev: 5/17/89 56. Any water well, cathodic protect~gn well, or exploratory boring shown on the map., that is known to exist, is propoped, 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. ZONING: 57. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Appreval. Rev: 5/17/89 - 8 -