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HomeMy WebLinkAboutReso 004-86 K&B TentMap5410 RESOLUTION NO. 4-86 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING TENTATIVE MAP 5410 CONCERNING PA 85-017.4 KAUFMAN AND BROAD OF NORTHERN CALIFORNIA, INC. WHEREAS, Kaufman and Broad of Northern California, Inc. proposes to subdivide 15.3± acres of land into 130 multifamily residential townhouse lots and common open space parcels; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for the purpose of sale, lease, or financing unless a tentative map is acted upon and a final map is approved consistent with the Subdivision Map Act and City of Dublin subdivision regulations; and, WHEREAS, the Planning Commission did review the proposed Kaufman and Broad Silvergate Highlands Townhouse - Tentative Map 5410 at a series of public hearings concluding with a public hearing on December 16, 1985; and WHEREAS, the Planning Commission adopted Resolution No. 85-058 recommending that the City Council approve PA 85-017.4, Kaufman annd Broad of Nothern California, Inc.; and WHEREAS, proper notice of the series of Planning Commision public hearings and the January 13, 1986, City Council public hearing were given in all respects as required by law; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been prepared for the Tentative Map; WHEREAS, the Staff Report was submitted recommending that the Tentative Map be approved subject to conditions prepared by Staff and reflected in the Planning Commission Resolution No. 85-058; and WHEREAS, the City Council did hear and consider all said reports and recommendations as herein above set forth; and WHEREAS, the City Council considered and reviewed the submittal information at its regularly scheduled meeting on January 13, 1986; and WHEREAS, the City Council finds that the proposed Site Development Review will not have a significant environmental impact; NOW THEREFORE, be it resolved that the City Council does hereby find: 1. Tentative Map 5410 is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5410 is consistent with City's General Plan as they apply to the subject property. 3. Approval of Tentative Map 5410 will not result in the creation of significant environmental impacts. 4. Tentative Map 5410 will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 5. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided the geological consultant's recommendations are followed; and the site is in a good location regarding public services and facilities. 6. The site is physically suitable for the proposed development in that the design and improvements are consistent with those of similar existing residential developments which have proven to be satisfactory. 7. The request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will not overburden public services, and will facilitate the provision of housing of a type and cost that is desired, yet not readily available in the City of Dublin. 8. General site considerations, including unit layout, open space, topography, orientation and the location of future buildings, vehicular access, circulation and parking, setbacks, and similar elements have been designated to provide a desirable environment for the development. 9. This project will not cause serious public health problems in that all necessary utilities are, or will be, required to be available and Zoning, Building, and Subdivision Ordinances control the type of development and the operation of the uses to prevent health problems after development. BE IT FURTHER RESOLVED that the City Council approves Tentative Map 5410 PA 85-017.4 subject to the conditions listed below: CONDITIONS OF APPROVAL: Unless otherwise specified the following conditions shall be complied with prior to the recordation of the Final Map. Each item is subject to review and approval by the Planning Department unless otherwise specified. GENERAL PROVISIONS: Approval of Tentative Map 5410 is subject to the sub- divider securing final approval from the Dublin City Council for PA 85-017.1 and .2 the Planned Development (PD) Prezoning and Rezoning requests covering the subject property. Any modifications to the project design approved by the Planned Development (PD) Prezoning and Rezoning action shall supercede 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. 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. -2- BONDS: Be Prior to release by the City Council of the performance and labor and materials securities: Ail improvements shall be installed as per the approved Improvement Plans and Specifications. Ail required landscaping shall be installed and established. 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 recommen- dations contained in the landscape plans. Grading of the subject property must conform with the recommendations of the soils engineer to the satis- faction of the City Engineer. The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. 2) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 3) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Performance, labor, and material securities to guarantee the installation of improvements, including streets, drainage, grading, utilities and landscaping, shall be provided and approved by the City Engineer prior to approval of the Grading and Improvement Plans. CREEK SETBACK: Buildings shall be no closer that 20 feet from top of bank on Martin Canyon Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one vertical slope begun at the toe of the slope in the creek (whichever is more restrictive). DRAINAGE: Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. DEBRIS: 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. -3- DUST: Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant. EASEMENTS: 10. Where the subdivider does not have easements, he shall acquire easements, and/or obtain rights-of-entry from the adjacen~ property owners for improvements required outside of the property. Original copies of the easements and/or rights-of- entry shall be in written form and shall be furnished to the City Engineer. 11. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 12. Prior to any grading of the site, a detailed construction grading plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for construction and post-construction period, prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the City Engineer. Said plan shall include detailed design, location, periods when required, and maintenance criteria, of all erosion and sediment control measures. The plan shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all Permanent erosion and sediment control measures such as slope vegetation. Ail erosion and sediment control measures shall be maintained by the developer. FIRE: 13. Install fire hydrants at the locations approved by the Dublin San Ramon Services District, in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 14. Ail 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. Ail such work will be subject to the joint field inspection of the City Engineer and Dublin San Ramon Services District. FLOOD CONTROL 15. Increase the capacity of Martin Canyon Creek along the property frontage so that it can handle a lO0-year storm. Design of improvements shall be as determined by acceptable to the City Engineer, City Planning Department, and Alameda County Flood Control. Work on the creek that involves other property shall be done subject to obtaining the affected property owner's approval. FRONTAGE IMPROVEMENTS: 16. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. -4- GRADING: 17. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 18. Grading shall be completed in compliance with the construction grading plans and 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 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 grading plan requirements shall be arranged with the City Engineer. 19. Any grading on adjacent properties will require written approval of those property owners affected:. 20. The subdivider shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the City Engineer. 21. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 22. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 23. Ail improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans. 24. The Subdivider shall enter into an improvement agreement with the City for City for all public improvements. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. Ail required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. -5- MISCELLANEOUS: 25. Copies of the improvement plans, indicating all streets, and drainage facilities shall also be'submitted at 1"= 400-ft. scale, and 1''= 200-ft. scale for City mapping purposes. 26. Maintenance of common areas including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages, and until final improvements are accepted by the City and the performance guarantee required is released; thereafter, maintenance shall be the responsibility of a Homeowners" Association, which automatically collects maintenance assessments from each owner and makes the assessments a personal obligation of each owner and a lien against the assessed property. 27. There shall be compliance with DSRSD Fire Department requirements, Flood Control District requirements, and Public Works requirements. Written statements from each agency approving the plans over which it has jurisdiction shall be submiltted to the Planning Department prior to issuance of Building Permits on lots of the subdivision or the installation of any improvements related to this project. NOISE: 28. Construction and grading operations shall be limited to weekdays (Monday through Friday) and ~the hours from 7:30 a.m.~ to 5:30 p.m., except as approved in writing by the City Engineer. PARK DEDICATION: 29. Parkland dedication fees shall be paid prior to the issuance of Building Permits or prior to recordation of the Final Map, whichever occurs first. The City Engineer shall calculate the in-lieu fee based upon the Subdivision Ordinance. For in-lieu fee calculation purposes, the preliminary park dedication land required is approximately 50,573 'sq, ft. (0.009 acres/dwelling unit X 129 units). Final calculations shall be at the issuance of Building Permits or at the approval of the Final Map, whichever occurs first. PUBLIC IMPROVEMENTS: 30. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 31. The minimum uniform gradient of streets shall be 0.5%, and 1% on parking areas, and 2% on soil drainage. The street surfacing Shall be asphalt concrete paving. The City Engineer shall review the project's Soils Engineer's structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the City Engineer. The subdivider's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed and parking areas. 32. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way of Amador Valley Boulevard, San Ramon ROad, Dublin Boulevard, and Donlon Way, where this work is not covered under the Improvement Plans. -6- STREET LIGHTS: 33. Install street light standards and luminaries of the design, spacing, and locations, approved by the City Engineer. STREET NAMES: 34. The subdivider shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the Planning Director. The subdivider shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. STREET TREES: 35. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. TITLE: 36. A current title report and copies of the recorded deeds of all parties having any record title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements, thereto, shall be submitted at the time of submission of the grading and improvement plans to the City Engineer. UTILITIES: 37. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. Ail utilities shall be located and provided within public utility easements, or public streets sized to meet utility company standards. 38. Prior to the filing the grading and improvement plans the developer shall furnish the City Engineer with a letter from Dublin San Ramon Services District stating that the District has agreed to furnish water and sewer service to the development. WATER: 39. 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. Ail 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. 40. Any water, well, cathodic protection well, or exploratory boring shown on the map, that is known to exist, is proposed, or is located during the course of field operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. 41. Comply with DSRSD, 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 areas accessible by District equipment; -7- c. Dedication of sewer lines; d. Location and design of the water system values. TRAFFIC AND FLOOD CONTROL: 43. Prior to issuance of building permits assurances (e.g. cash, bonds) shall be provided to the City Engineer that guarantees that the installation of improvements along Silvergate Drive occur as per the mitigation measures detailed in the traffic impact analysis prepared for this project. PASSED, APPROVED AND ADOPTED this 13th day of January, 1986. AYES: Councilmembers Hegarty, Jeffery, Moffatt, Vonheeder and Mayor Snyder NOES: None ABSENT: None Mayor ATT F~T'~ City Clerk' -8-