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HomeMy WebLinkAboutPC Reso 84-025 PA 84-022 12 month Extension- Estate Homes of NorthernCA RESOLUTION NO. 84-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 84-022, A 12 MONTH EXTENSION TO TRACT 4930, ESTATE HOMES OF NORTHERN CALIFORNIA WHEREAS, Robert Ravizza, representing Estate Homes of Northern California, filed an application for a 12 month extension to Tract 4930; and WHEREAS, Alameda County initially approved the tentative subdivision map on April 1, 1982; 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 May 21, 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. Design and improvements of Tract 4930 shall be in conformance with the design and improvements indicated graphically or by statement on the face of the map labelled Exhibit B, Tract 4930, including 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 City standards for roadways shown in typical sections, and other conditions listed below. 2. The street surfacing shall be asphalt concrete paving. The City Engineer shall specify types of base materials to be used and shall specify the structual design. The subdivider may, 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 for use in determining a preliminary structural design of the road bed. After rough grading has been completed, the City Engineer shall have tests performed to determine the final design of the road bed. DP 83-20 3 . The minimum uniform gradient shall be 0 . 5 percent . 4 . Where easements are not obtained, rights of entry shall be acquired by the subdivider in written form, originals of which are to be furnished the City Engineer from the adjoining property owners for the improvement of drainageways outside of the tract boundary . 5 . Prior to final preparation of the subgrade and placement of base materials , all underground utility mains shall be installed and service connections or extensions are made . 6 . Precise plans and specifications for street improvements , grading, drainage, and erosion control , street grades and drainage, including sizes and types of drainage structures, shall be subject to the approval of the City Engineer. 7 . The subdivider shall grade the tract, install soil erosion and siltation control measures, and improve all streets and easements, as shown hereon, or shall contract with the City of Dublin to accomplish said improvements . Said contract shall be guaranteed by a faithful performance, labor and materials bond insuring to the City of Dublin in an amount equal to 100% and 50% , respectively, to cover estimated costs of improvements . Streets covered by said contract shall have interim private street approval until completion . 8 . The subdivider shall pay to the City of Dublin the actual costs of checking the plans, specifications and easements, inspections of work and investigations incidental thereto. 9 . The subdivider shall install street name signs and traffic safety signs in accordance with the standards of Alameda County as adopted by City of Dublin. 10 . Prior to filing the Final Map, street names for the subdivision shall be approved by the Planning Director. 11 . Install street light standards and luminaires of the design and at the locations approved by the City Engineer . Apply to annex this subdivision to an existing County Service Area, or to establish a new County Service Area, to provide street lighting service . Apply to LAFC for this purpose prior to submitting the final map to the City Engineer for checking. 12 . Electrical, gas , telephone and cable TV service shall be provided to each lot in the subdivision in accordance with Alameda County ordinances as adopted by City of Dublin. 13 . Curb-side postal delivery service shall be provided in accordance with postal department standards . 14 . The subdivider shall furnish the City Engineer, before filing the Final Map, a letter from the Dublin-San Ramon Services District stating that the District has agreed to furnish water and sewer service to all lots included on the Final Map of the subdivision . 15 . Install fire hydrants at locations approved by the Dublin-San Ramon Services District, in accordance with standards of the District . 16 . Prior to filing the Final Map, a detailed soils-geologic investigation report conforming to provisions of the Alameda County Grading Ordinance as adopted by City of Dublin shall be submitted to, and approved by the City Engineer . Grading of the tract must conform to recommendations of the soils- geologic report, as may be approved by the City Engineer, and with all requirements of the Alameda County Grading Ordinance . DP 83-20 /'1 /'1 17. Dust control measures, as approved by the City Engineer shall be followed at all times during grading and construction operations. 18. 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. unless approved in writing by the City Engineer. 19. Developer shall schedule contracting so that grading, installation of drainage facilities and erosion control planting will be completed prior to October 1 of any year of construction. No grading shall occur between October 1 and March 15 except as may be approved by the City Engineer. 20. Known water wells without a documented intent of future use are to be destroyed prior to any demolition or grading in accordance with a well destruction permit obtained from Zone 7. For additional information the owner or other responsible party should call Zone 7, 443-9300. This area is within Special Drainage Area 7-1 and is subject to the conditions of District Ordinance No. 53. Any applicable conditions of said ordinance will be imposed at the time of issuance of building permits. 21. An encroachment permit shall be obtained from Alameda County Flood Control and Water Conservation District prior to commencement of any work within District right-of-way and for the construction, modification, or connection to District Maintained facilities. All workmanship, equipment, and materials shall conform to District standards and specifications. 22. Prior to filing a Final Map, a Landscape Plan shall be prepared by a registered Landscape Architect for slopes and street scapes and shall be subject to the approval of the Planning Director. Said Plan shall include designation of location and variety of minimum 15-gallon size trees to be planted at least two per lot throughout the subdivision. 23. If during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted and 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. 24. Subdivider shall pay fees in lieu of park dedication to City of Dublin based on the value of the number of square feet of land in the tract required by the Subdivision Ordinance. NEW CONDITIONS 25. Fences shall be limited to the building pad areas for those lots backing onto the large open area within the loop road. This area also shall be made accessible by tractor for discing. Drainage shall be picked up at regular intervals in this open space and carried to an underground drainage system. A method for private, joint, or individual maintenance of this open area shall be instituted to ensure this area is properly maintained; said maintenance program shall be approved by the Planning Director. 06. The pad on lot 17 shall be enlarged to the maximum extent feasible. 27. The developer shall attempt to obtain the permission from the y owner of the property to the north, behind lots 9 & 10, to fill out the hole that will be left after grading of this subdivision. 28. Prior to release by the City Council of the performance and labor and materials securities: DP 83-20 /1 e 1 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. 29. 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. 30. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. 31. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 32. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. • 33. 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. 34. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative preventive measures may be used, to prevent dust, as conditions warrant. 35. Dust control measures, as approved by the City Engineer shall be followed at all times during grading and construction operations. 36. 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. 37. 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, DP 83-20 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 . 38 . If grading is commenced 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 ensure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 39 . Any grading on adjacent properties will require written approval of those property owners affected. 40 . Street grades shall be no more than 12% maximum, with 6% grades at intersections, unless otherwise approved by the City Engineer . 41 . 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. 42 . 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. 43 . Handicapped ramps shall be provided as required by State of California Title 24 , and by the City Engineer. 44 . The Applicant/Developer shall enter into an improvement agreement with the City for all improvements . 45 . Complete improvement plans , specifications, and calculations shall be submitted to, and be approved by, the City Engineer and other affected agencies having jurisdication 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 relates to the proposed improvements . 46 . 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 Subdivision Improvement Agreement . 47 . 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 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. 48 . 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 . DP 83-20 n 49. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 50. 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 time of submission of the Final Subdivision Map for the City Engineer. 51. 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 specification. 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. 52. Any fence(s) to be located on or adjacent to a drainage easement shall be approved by the ACFCD. 53. Two 15 gallon street trees shall be installed per lot of a species and at a location acceptable to the Planning Director. 54. All slopes shall be contour graded, both horizontally and vertically, where slopes are less than 2:1. This grading is intended to reflect a "natural appearance". 55. Tree preservation measures shall be submitted to the City Engineer which assure that the existing trees on the site will be preserved and not damaged by the proposed grading and drainage. 56. The proposed boundary and slope easement shift along the western property line shall be reviewed and approved by the City Engineer. Ownership and maintenance of said land shall be assured. All adjoining lots shall have at least 10,000 sq. ft of land area. 57. An emergency access easement shall be provided to the unincorporated area immediately west of the Fenwick Way cul- de-sac; said access easement to be approved by the City Engineer prior to recording the final map. 58. This extension shall be valid until October 4, 1985. PASSED, APPROVED AND ADOPTED this 21st day of May, 1984. AYES: Commissioners Alexander, Mack, & Petty NOES: None • ABSENT: None n n f I - D, sAy,III�,,,� l/�.J� -b,,+ ^-� P1an34ing Commission Chairman ATTLST: Planning Director DP 83-20