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HomeMy WebLinkAboutPC Reso 84-028 PA 84-020 12 Month extension on Heritage Commons RESOLUTION NO. 84-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 84-020, A 12 MONTH EXTENSION TO TRACT 4950, HERITAGE COMMONS WHEREAS, Dennis Neeley, representing Heritage Commons, filed an application for a 12 month extension to Tract 4950; and WHEREAS, Alameda County initially approved the tentative subdivision map on 10-22-81; and WHEREAS, Alameda County approved the Planned Development for Tract 4950 on 11-24-81; and WHEREAS, public notice of this application was given in all respects as required by law; and WHEREAS, a staff report was submitted recommending that the application be conditionally approved; and WHEREAS, a Negative Declaration has previously been approved for this project and will be used for this application; and WHEREAS, the Planning Commission did consider all said reports and recommendations at a public hearing on June 4, 1984; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: 1) The tentative subdivision map, with the appropriate conditions, is consistent with State and local subdivision regulations. 2) There is a reasonable probability that the proposed Tentative Subdivision Map will be consistent with the future general plan. 3) The proposed subdivision will not have a significant impact on the environment. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve the extension with the following conditions: 1) The General Provision Conditions of the 1497th Zoning Unit (Exhibit C) are incorporated by reference to this extension. However the names of the County Officials shall be interpreted to be their counter parts in the City of Dublin. 2) Prior to filing the Final Map, or a separate Final Map for a particular phase, that phase shall be processed under the Site Development Review procedures of the City of Dublin. The precise lot configuration and number of lots will be determined through the Site Development Review process, subject to the Site Development Review keeping with the intent of the approved Planned Development Rezoning. DP 83-20 r BONDS: 3 . 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. c . 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 City Engineer. d. Grading of the subject property must conform with the recommendations of the soils engineer to the satisfaction of the City Engineer. e. 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. 4 ; 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 City Engineer prior to approval of the Final Map. CREEK: 5 . 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: 6 . Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being picked up by an approved drainage system. 7 . Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 8. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 9 . Under-sidewalk drains shall be provided to allow on-site drainage to be should the need arise. 10 . A soil erosion and siltation control plan for both construction and post- construction periods, prepared by a Civil Engineer, shall be to the: satisfactioa of the City Engineer prior to the filing of the Final Parcel Map. This plan shall b•_ folles in improving the tract. DEBRIS: 11. 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. DP 83-20 DUST: 12 .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. 13 . Dust control measures, as approved by the City Engineer shall be followed at all times during grading and construction operations. EASEMENTS: 14 . The land divider shall acquire easements, 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 City Engineer. 15 . Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to Final Map approval. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 16 . Prior to any grading of the site, and in any case prior to filing a Final Map, 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. All erosion and sediment control measures shall be maintained by the developer or, if applicable, to the project homeowners' association. 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: 17, 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 subject to the approval of the City Engineer. FIRE: 18 . 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. 19 . All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must by 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 P.aron Services District. FLOOD CONTROL: 20 . Comply with Alameda County Flood Control District requirements. 21: The minimum uniform street gradient shall be 0.5 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 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. • 22 . 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. DP 83-20 23. Grading shall be completed in compliance with the construction grading plans and recanmendations 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 reccamendations contained in the soils and geologic investigation reports and the approved plans and specifications. InspeuLions that will satisfy final subdivision map requirements shall be arranged with the City Engineer. 24. If grading is ccamenced prior to filing the Final Map, a surety or guarantee, as determined suitable by the 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. 25. Any grading on adjacent properties will require written approval of those property owners affected. 26. Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the City Engineer. 27.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 City Engineer. 28.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 recommendation contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It ' shall be acca panied by an engineering and geological opinion as to the safety of the site fran hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 29. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 30. 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. 31. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. Complete improvement plans, specifications, and calculations shall be submitted tc, a.d be approved by, the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Suhdivision 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 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. MAINTENANCE OF COMMON AREA: 32. Maintenance of cannon 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 sta;e_s and until improvements are accepted by the City Council and the securities are released. Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: • 33. 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, a_=, 1"= 200-ft. scale for City mapping purposes. DP 83-20 34 . The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. NOISE: 35 . 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. PARKLAND DEDICATION: 36 . 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: 37 . Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 38 . 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 Developer'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. 39 . An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way, where this work is not covered under the Subdivision Improvement plans. STREET LIGHTS: 40 . Install street light standards and luminaries of the design, spacing, and locations, approved by the City Engineer. STREET NAMES: 41 . 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. TITLE: 42 . A current title report and copies 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 tire c= submission of the Final Subdivision Map for the City Engineer. UTILITIES: 43 . Electrical, gas, telephone, and Cable TV services, shall be provided undergro=d to each lot in accordance with the City policies and existing ordinances. All utilitis shall be located and provided within public utility easements, sized to meet utility company standards. 44 . Prior to the filing the Final Map, the subdivider shall furnish the City E:-,gi :`cr with a letter from Dublin San Ramon Services District stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/cr l: included on the Final Map of the subdivision. WATER: 45 . Water facilities must be connected to the DSRSD system, and must be installea a: the expense of the developer, in accordance with District standards and specifica_ic:.:E. 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. DP 83-20 44. 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. 47.This approval is based on the tentative map labeled Exhibit A within PA file 84- 020. 48. If conflicts occur in the application of these conditions with the General Provisions of the 1497th Zoning Unit, these conditions shall prevail. 49.The Stagecoach Road entrance shall be shifted in an easterly direction so that the entrance has the proper alignment with the Stagecoach Road entrance across Amador Valley Blvd; said entrance design to be approved by the City Engineer. 50. This approval shall be valid until June 4, 1985. PASSED, APPROVED AND ADOPTED this 4th day of June, 1984. AYES: Commissioners Alexander, Barnes, Mack, Petty and Raley NOES: None ABSENT: None P ing Cammi i n Chairman ATTEST: Planning Director DP 83-20