HomeMy WebLinkAboutReso 017-84 NielsenTMap4859Ext RESOLUTION NO. 17 - 84
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING PA 83-073 A TIME EXTENSION FOR
TENTATIVE MAP TRACT 4859 NIELSEN RANCH
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, Alameda County initially approved Tentative
Tract Map 4859 on July 20, 1981, and said Map is to expire on
January 20, 1984; and,
WHEREAS, the Planning Commission did review the
proposed extension of Tentative Map Tract 4859, and the related
Rezoning (1478th Zoning Unit), at a public hearing on January 16,
1984; and,
WHEREAS, pursuant to State and City environmental
regulations, an Environmental Impact Report was prepared and
found in compliance with State and City CEQA guidelines for use
with the Alameda County approved Tentative Map, and its related
Rezoning (1478th Zoning Unit), and the Planning Commission has
considered that information in its review; and,
WHEREAS, the Planning Commission approved PA 83-073
upon making the findings and subject to the conditions contained
in Resolution 84-04, on January 16, 1984; and,
WHEREAS, the City Council, on appeal, did review the
proposed extension of Tentative Map Tract 4859, and the related
Rezoning (1478th Zoning Unit) at a public hearing on February 13,
1984; and,
WHEREAS, pursuant to State anc City environmental
regulations, an Environmental Impact Report was prepared and
found in compliance with State and City CEQA guidelines for use
with the Alameda County-approved Tentative Map, and its related
Rezoning (1478th Zoning Unit), and the City Council has
considered that information in its review; and,
WHEREAS, the City Council finds that:
1. Tentative Subdivision Map 4859, as approved and contained in
Exhibits A, B, C, and D, and as herein conditioned is consistent
with the intent of applicable subdivision regulations and City
zoning and related ordinances.
2. The City of Dublin is in the process of preparing and
adopting a General Plan.
3. There is a reasonable probability that the proposed
Tentative Subdivision Map will be consistent with the future
general plan.
4. There is little or no probability that the Tentative Map will
be a detriment to, or interfere with, the future General Plan,
should the related Planned Development rezoning ultimately be
inconsistent with the future General Plan.
5. The significant environmental impacts listed in the
"Environmental Impact Report General Plan Amendment - Nielsen
Ranch" have been satisfactorily mitigated, as approved by Alameda
DP 83-20
County during its approval of Tentative Map Tract 4859 and the
1478th Zoning Unit, and as presented in the Environmental Impact
Findings (1478th Zoning Unit, Tract 4859).
6. The Tentative Subdivision Map will not have a significant
environmental impact.
7. The Tentative Subdivision Map 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.
8. 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
geological consultants' recommendations are followed; and the
site is in a good location regarding public services and
facilities.
9. The site is physically suitable for the proposed density of
development in that the design and improvements are consistent
with those of similar existing developments which have proven to
be satisfactory.
10. 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 Plumbing Ordinances control
the type of development, and the operation of, the uses to
prevent health problems after development.
11. The time extension will give the property owners adequate
time to acquire the required utilities and install same.
12. The time extension will allow the property owners adequate
time to complete design of and install required capital
improvements such as roads and street lights.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City
Council does hereby conditionally approve the time extension for
Tentative Map Tract 4859 as shown on Exhibits A, B, and C,
subject to the conditions listed below:
++NOTE: In order to reduce the chance of error in
determining which conditions (initial and revised) apply
to this project, the initial conditions of approval (as
first approved by Alameda County Conditions) are also
listed below. Where these conditions have been modified
(e.g. "Alameda Public Works Director" changed to "City
Engineer") the condition is preceded by "*" Where a
new condition is recommended, the new condition is
Preceded by "**"
*1. The design and improvements of Tract 4859 shall be in
conformance with the design and improvements indicated
graphically, or'by statement on the face of the map, labelled
Exhibit A, B, and C, Tract 4859 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 County standards for roadways in
typical sections, as revised.
*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 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 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.
DP 83-20
*3. The minimum uniform gradient shall be 0.5 percent. No cut
or fill slopes shall exceed 2:1, unless approved by the City
Engineer.
4. Prior to final preparation of the subgrade and placemen~ 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.
*5. 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.
6. 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 original soil
investigation, a revised soil or geologic report shall be
submitted for approval and 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.
7. 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.
*8. 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.
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 storm
drains to ease maintenance and reduce potential blockage.
11. The Final Map may be filed in stages, provided that the
first stage includes completion of Silvergate Drive; each stage
contains at least 20 units (except for Lots 1-7, which may be
filed separately), and stages are contiguous to previously
approved stages.
'12. Prior to the filing the Final Map, subdivider 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 each of the dwelling units included on the
Final Map of the subdivision.
'13. Dust control measures, as appoved by the City Engineer
shall be followed at all times during grading and construction
operations.
'14. 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.
'15. Developer shall keep adjoining public streets free and
clean of project dirt, mud, materials and debris during the
construction period, as determined necessary by the City
Engineer.
'16. Prior to release by the City Council, the performance
guarantee required by the contract under Condition 21:
DP 83-20
a. All landscaping required under the General
Provisions of the PD District, 1478th Zoning Unit,
shall be installed and established.
*b. 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.
*c. Grading of the tract must conform with the
recommendations of the soils engineer to the
satisfaction of the City Engineer.
*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 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.
'17. Prior to any grading of the site, and in any case prior to
filing a Final Map, a detailed construction grading plan
(including phasing), a drainage, water quality, 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 until responsiblity is turned over to the project
homeowners' association at the time the City Council accepts
final improvements and releases the performance guarantee
required under Condition 21.
'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 Engineermng
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 final subdivision map requirements
shall be arranged with the City Engineer, if grading is
undertaken prior to filing the Final Map.
'19. If grading zs 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 insure restoration of
the site to a stable and erosion resistant state if the project
is terminated prematurely.
DP 83-20
*20. 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
performance guarantee required under Condition 21 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.
'21. The subdivider shall grade the tract, install landscaping,
soil erosion, sedimentation and drainage control measures, and
improve all streets and easements, as shown or indicated on
Exhibit B and these conditions, and shall contract with the City
of Dublin to accomplish all said improvements.
*22. 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.
23. Gas, electric and telephone service shall be provided to
each lot in the subdivision.
*24. Cable TV service shall be provided to each lot in the
subdivision, in accordance with existing City ordinances and
policies.
*25. 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.
*26. 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.
*27. Subdivider shall pay fees in lieu of park dedication to the
City of Dublin based on value of the number of square feet of
land in the tract required by the Subdivision Ordinance.
*28. Street grades shall be no more than 12% maximum, with 6%
grades at intersections, unless otherwise approved by the City
Engineer.
29. Subdivider shall be responsible for controlling any rodent,
mosquito, or other pest problem due to construction activities.
30. Grading shall be reduced as much as possible through use of
split lots, custom lots, minor redesign, etc. Lots 80, 81, 82,
and 83 shall be custom lots, not graded to flat pads, to reduce
canyon fill and preserve views. Lot ~168 shall be eliminated.
31. Street names shall be approved by the Planning Director. No
approval is given by this resolution to the names shown on the
Tentative Map submitted.
32. Prior to filing the Final Map, the tract area must be
reclassified to the PD (Planned Development) District,
establishing provisions with which the use and design indicated
herein substantially conform. Any modifications to the project
design approved by this reclassification action shall supercede
design on the tentative map and shall be considered as an
approved modification on the Tentative Map.
DP 83-20
*33. Gates for stubbed streets shall be approved by the City
Engineer, and may be of a type allowing access for agricultural
purposes.
**34. 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.
**35. Provision shall be made to connect a street into the
Murray School property to the east. The exact location to be
worked out with City Staff.
**36. -Revised: Traffic impacts at San Ramon Road shall be
mitigated by the developer providing, or paying for (at the
City's option), intersection improvements at Silvergate Drive and
San Ramon Road as follows:
(1) one-half total cost of fully signalizing the
intersection.
(2) Median island modifications, to include new fifty feet
of 4-foot,wide island on south leg, thirty feet of four-foot-wide
island on the north leg of the island, and shorten the Silvergate
leg island approximately 20 feet.
(3) Remove and replace an island at the northwest corner of
the intersection.
(4) Extend the drainage culvert approximately 30 feet, to
allow street widening along the west side of San Ramon Road
approaching from the north.
(5) Widen the San Ramon roadway, along the west side, and
north of Silvergate Drive to the ultimate width, to include two
through lanes and one right turn lane. This widening to extend
approximately 400 feet, be about 30 feet wide at the maximum
width, and taper to "0" at each end.
(6) Construct related signing and striping at the
intersection.
(7) Engineering, plan checking, and inspection costs.
The contribution shall be made on a prorated unit basis at Final
Map approval such that all the contribution be made when one-half
the total units have been subdivided by Final Map. Should the
City proceed with the intersection/signal work prior to the
Developer submitting all the required mitigation fees, the City
will set up a reimbursement fund to pay back the City's General
Fund.
**37. Prior to the filing of any Final Map, grading or
improvement plans with Alameda County, the City of Dublin shall
be provided copies of said plans in ample time to review and
prepare comments on them for distribution to the County reviewing
body and staff. All other plans, and the like, that are prepared
to comply with the conditions of approval for Tract 4859 and the
1478th Zoning Unit shall, likewise, be provided to the City of
Dublin for review and comment.
**38. The time extension for Tentative Tract Map is granted for
two and one-half years (until September 16, 1986).
**39. Lot #191 shall be eliminated at its present location. An
alternate location may be approved by the City Engineer and
Planning Director.
**40. The project engineer shall revise the access to lots
24 and 25, or relocate the lots, to eliminate access on the
Silvergate Drive, unless such a revision can be shown to be
impractical.
DP 83-20
*'41. Creekside (Alpha) Drive shall be widened from
Silvergate Drive to Lot 33. The widening shall create 42' of
paving within a 58-foot right-of-way.
PASSED, APPROVED AND ADOPTED this 13th th day of
February , 1984.
AYES: Councilmembers Drena, Hegarty, Jeffery, Moffatt
and Mayor Snyder
NOES: None
ABSENT: None y~~_~. ~
Mayor ' /
DP 83-20