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HomeMy WebLinkAboutPC Reso 86-015 Villages at Alamo Creek- Rafanelli and Nahas Real Estate Site Dev. f - RESOLUTION NO. 86-015 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE MAP 5511 CONCERNING PA 85-041.2 VILLAGES AT ALAMO CREEK - RAFANELLI AND NAHAS REAL ESTATE SITE DEVELOPMENT WHEREAS, Rafanelli and Nahas Real Estate Development requests approval to subdivide 135+ acres of land in the northeasternmost corner of the City into a 156 lot subdivision creating the following lotting pattern: Lots 1 through 145 - for the proposed single family residential lots; Lots 147 through 152 - being one lot for each respective proposed multiple family residential village (which are proposed for subsequent subdivision into residential condominium air-space units) ; Lot 153 - for the proposed 9,000+ square foot commercial lot; and Lots 154 through 156 - for flood control right-of-way, Amador Valley Boulevard right-of-way and improvements, the entry road right-of-way and improvements servicing Villages VI and VII, and rough grading for the entire project; 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 hold public hearings on February 18, 1986, March 3, 1986, and March 17, 1986; and WHEREAS, proper notice of said public hearings was given in all respects as required by law; and WHEREAS, The Staff Report was submitted recommending that the Tentative Map be approved subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports and recommendations as herein above set forth; and WHEREAS, the Planning Commission determined that a change in the proposed residential product type and density of Village VII, from Multiple Family Residential, 12.75+ dwelling units per Gross Residential Acre, to Single Family Residential, with a density not to exceed 6.0 dwelling units per Gross Residential Acre, was necessary and appropriate to meet the General Plan Policy Guidelines that calls for the avoidance of economic segregation by City sector, and specifically calls for some of the units approved in the subject property to be single family residential-detached; and WHEREAS, pursuant to State and City environmental regulations, a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the Rezoning and Tentative Map requests (Planning Commission Resolution No. 86-013); and WHEREAS, the Planning Commission finds that the proposed Tentative Map will not have a significant environmental impact; NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1. Tentative Map 5511, as modified, is consistent with the intent of applicable subdivision regulations and City Zoning and related ordinances. 2. Tentative Map 5511, as modified, is consistent with the City's General Plan as they apply to the subject property. 3. Tentative Map 5511 will not result in the creation of significant environmental impacts. -1- 4. Tentative Map 5511 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 Planning Commission recommends that the City Council approve Tentative Map 5511 - PA 85-041.2 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 othewise specified. GENERAL PROVISIONS 1. Approval of Tentative Map is subject to the subdivider securing final approval from the Dublin City Council for the Planned Development (PD) Rezoning request covering the subject property. Any modifications to the project design approved by the Planned Development (PD) 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. Site Development Review and Final Map recordation may occur in phases. ARCHEOLOGY 2. 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 3. The developer may request and secure a grading permit and commence construction of creek improvements in advance of completion of improvement drawings for site development work outside of the creek corridor (subject to the provision of security agreements to ensure completion of grading and erosion control requirements, as deemed appropriate by the City Engineer). 4. Prior to release by the City Council of the performance and labor and materials securities: -2- a. All improvements shall be installed as per the approved Improve- ment Plans and Specifications. b. All required landscaping along public streets shall be installed and established. c. 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. d. The following shall have been submitted to the City Engineer: 1) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as- graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. 2) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. 3) A declaration by the project Geologist or Soils Engineer that all work was done in accordance with the recommen- dations contained in the soil and geologic investigation reports and specifications, and that continuous monitoring was performed by a representative of the Soils Engineer. 4) 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). COVENANTS, CONDITIONS AND RESTRICTIONS 5. Covenants, Conditions and Restrictions (C.C. & R.'s) shall be established for the multiple family residential portions of this development. The C.C. & R.'s shall be approved by the Planning Director prior to the recordation of the Final Map. The C.C. & 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, common parking and driveway areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, exterior of all buildings, 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 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 water and street lighting bills (maintenance and energy) and maintenance and repair of storm drain lines, are the obligations of the Homeowners' Association, unless paid for through a Lighting and Landscape Maintenance Assessment District. e. Each buyer is to sign an acknowledgement that he has read the Constitution and Bylaws of the Homeowners' Association and the Conditions, Covenants and Restrictions applying to the development. f. The Homeowners' Association shall contract with, or be advised (as to how to handle maintenance operations) by, a professional management firm. -3- g. Parking of recreational vehicles or boats shall be prohibited, except in designated recreational vehicle parking spaces. h. The C.C. & R. 's shall prohibit the use of guest parking areas by project residents. i. The C.C. &. 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 mainentance of private vehicle access ways and utility trenches in public utility easements. They shall further be void of any mention of future dedication of the access way to the City as a public street. j. Restrict the recoloring, refinishing, or alteration of any part of the exterior or any building until the Owner or Declarant first obtains approval from the related City of Dublin Departments. DRAINAGE 6. Roof drains shall be tied into the storm drain system in a manner approved by the City Engineer. 7. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. DEBRIS 8. 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. 9. 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 contruction period, as determined by the City Engineer. EASEMENTS 10. Where the subdivider 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 City Engineer. 11. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to the grading and improvement plan. These easements shall allow for practical vehicular and utility service access for all lots. 12. The developer shall be responsible for the development and recordation of an appropriate agreement (subject to review and approval by the City Attorney) which assures provision of the vehiclular/ pedestrian/bicycle cross access, where such access facilities are common to more than one Village. 13. Public utility easements shall be established for the electric distribution system and to provide for lines for the Telephone Company. FIRE 14. 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. All such work will be subject to the joint field inspection of the City Engineer and Dublin San Ramon Services District. -4- FRONTAGE IMPROVEMENTS 15. 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. GRADING 16. Prior to commencement of construction of any structures, site grading shall conform with the recommendations of the project Soils Engineer, to the satisfaction of the City Engineer. A declaration by the Soils Engineer that he has supervised grading and that such conformance has occurred shall be submitted. 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 specifica- tions. 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. 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 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. 21. The developer and/or his representatives shall notify the State Department of Fish and Game, P.O. Box 47, Yountville, California 94599, of any construction activity proposed in conjunction with this project that may affect Martin Canyon Creek in accordance with Sections 1601 and 1602 of the Fish and Game Code. A Streambed Alteration Agreement shall be secured by the developer from the Department of Fish and Game. HANDICAPPED ACCESS 22. Handicapped ramps and parking shall be provided as required by the State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS AND SECURITIES 23. 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. 24. 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 approval of the City Engineer. 25. 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 reviewed by, the City Engineer and other affected agencies having jurisdiction over public iI -5- /1 /1 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. PARK DEDICATION 26. Park land 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 9.774 acres (0.009 acres/dwelling unit X 1,086 units). Final calculations shall be made by the City Engineer at the issuance of Building Permits or at the approval of the Final Map, whichever occurs first. STREETS 27. 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 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. 28. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way of Amador Valley Boulevard and Dougherty Road where this work is not covered under the improvement plans. UTILITIES 29. 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. 30. Prior to filing of the grading and improvement plans, the developer shall furnish the 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 the development. 31. Secure DSRSD agreement to maintain the on-site sanitary sewer collection system excluding individual laterals. The system shall be designed as acceptable to DSRSD. 32. All utilities to and within the project shall be undergrounded. 33. Prior to final preparation of the subgrade and placement of base materials, all underground utility mains shall be installed and service connections stubbed out beyond curb lines. Public utilities and sanitary sewers shall be installed in a manner which will not disturb the street pavement, curb, and gutter when future service connections or extensions are made. WATER 34. 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 Distict, and will be subject to field inspection by the District. -6- 35. 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. 36. Comply with DSRSD, Public Works, requirements, particularly regarding: a. The elevation of the storm drain relative to the sewer lines. b. The location of the sewer man-holes. They shall be in parking or street areas accessible by District equipment. c. Dedication of sewer lines. d. Location and design of the water system values. MISCELLANEOUS 37. Copies of the project plans, indicating all lots, streets and drainage facilities, shall also be submitted at 1" = 400-ft. scale, and 1" = 200-ft. scale for City mapping purposes. 38. 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 resonsibility 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. 39. 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 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. 40. Unit address information and directories shall be provided to the satisfaction of the DSRSD - Fire Department, Postal Services, and Dublin Planning Department. 41. Install street light standards and luminaries of the design, spacing and locations approved by the City Engineer. 42. 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. 43. 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. 44. 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. 45. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 46. Prior to filing of a condominium plan on Villages I, II, III, IV or V, or offering a condominium unit for sale, the developer shall have completed the following: /1 A. Recordation of the master tract final map subdividing the individual Villages into separate parcels. B. Completion and acceptance by the City of all public streets serving the Village to be offered for sale. C. Completion and final acceptance as complete by the City of all construction within the Village to be offered for sale, including buildings, streets, parking and landscaping. 47. Should the developer wish to file a master Tract Map separating the Villages, 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 land-docking any parcel shall be offered for dedication and the construction guaranteed by the Subdivision Agreement. PASSED, APPROVED AND ADOPTED this 17th day of March, 1986. AYES: Commissioners Barnes, Burnham, Mack, Petty and Raley NOES: None ABSENT: None li.) Agission Chairperson A ST: Planning Director -8- rn r1 >, • •