Resolution No. 2013-04 | Tentative Map (TM) 13-02 Creating 186 Single-Family Residential Lots | Adopted 10/03/2013RESOLUTION NO. 2013 -04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF TENTATIVE MAP TMI 13 -02,
CREATING 186 SINGLE - FAMILY 'RESIDENTIAL LOTS, ONE 8 -ACRE
PARK AND DETENTION BASIN, THREE UVAS CREEK PARCELS, AND
THREE PARCELS TO REMAIN IN AGRICULTURAL PRODUCTION, FOR
PROPERTY LOCATED WITHIN THE HECKER PASS SPECIFIC PLAN,
EAST RESIDENTIAL CLUSTER, SOUTH OF HECKER PASS HIGHWAY
AND WEST OF THIRD STREET, APNS 810 =20 =001, -003, AND -007, FILED
BY MERITAGE HOMES, 1671 EAST MONTE VISTA AVENUE, SUITE 214,
VACAVILLE, CA 95687.
WHEREAS, Meritage Homes submitted an application requesting a tentative map to
subdivide an approximate 112-acre site into 186 single - family residential lots, one
8 -acre park and detention basin, three Uvas Creek parcels, and three parcels to remain in
agricultural production; and
WHEREAS, the subject property is located within the Hecker Pass Specific Plan,,
within an area identified as the East Residential Cluster; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the
tentative map (TM 13 -02), in accordance with the Gilroy Zoning Ord_ inance, and other
applicable standards and regulations; and
WHEREAS, said tentative map was referred'to various,public utility companies, City
departments, including the Technical Advisory Committee for recommendations; and
WHEREAS, the Planning Commission finds the tentative map conforms to the City's
General Plan and elements thereof, including the Hecker Pass Specific Plan; and
WHEREAS, a final environmental impact report, has been certified for the Hecker
Pass Specific Plan, and .the proposed development is consistent with that specific plan,
and therefore_ , no further environmental analysis is require_ d by the California E_nvironmental
Quality Act;
WHEREAS, a mitigation monitoring and reporting plan has been prepared,
consistent with the certified Hecker Pass Specific Plan EIR; and
WHEREAS, the Planning Commission find_ s, after duo study, deliberation a_ nd public
hearing, the following circumstances exist:
1. As proposed, the tentative map is generally consistent with the intent o_ f
the goals and policies of the Hecker iPass Specific Plan.
2. The proposed tentative map is generally consistent with the intent of the
goals and policies of the City's General Plan.
Resolution No. 2013 -04
Page -2
3. The proposed development is consistent with the Zoning Ordinance ands
the City's Subdivision and Land Development Code, and the State
Subdivision Map Act.
4. Public utilities and infrastructure improvements needed in order to serve
the proposed project are in close proximity.
5. There will be no significant environmental impacts as a result of this
project due to the required mitigation measures to be applied, with two
exceptions: cumulative air quality impacts and loss of availability of
mineral resources. The City Council adoptedi required findings and a
statement of overriding considerations when, they adopted the Hecker
Pass Specific Plan in, 2006. In accordance with CEQA Guidelines section
1151,82, Residential Development Pursuant to a, Specific Plan, no further
environmental review is necessary.
t
WHEREAS, the Planning Commission finds that the applicant agrees with the
necessity of and accepts all elements, requirements, and conditions of this resolution as
being a reasonable manner of preserving, protecting, providing for, and fostering the
health, safety, and welfare of the citizenry in general and the persons who work, visit or live
in this subdivision in particular.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Gilroy hereby recommends to the City Council the approval of the tentative map and
adopt the mitigation monitoring and reporting plan, subject to the following conditions:
PLANNING DIVISION CONDITIONS
1. The project shall comply with all re_ levant provisions of the Santa Clara Valley Habitat
Conservation Plan,.
2. In the event of an accidental discovery or recognition of any human remains, the City
shall ensure that this language is included in all permits in accordance with CEQA
Guidelines section 15064.5(e): "If human remains are found during construction there
shall be no further excavation or disturbance of the site or any nearby area reasonably
suspected to overlie adjacent human remains until) the Gilroy Police Department
contacts the coroner of 'Santa Clara County to determine that no investigation of the
cause of death is required. If the coroner determines the remains to be 'Native
American the coroner shall contact the Native American Heritage Commission within 24
hours. The Native American Heritage Commission shall identify the person or persons it
believes to be the most likely descendent (MLD) from the deceased Native American.
The MLD may then make recommendations to the Landowner or the person, responsible
for the excavation work, for means of treating or disposingi of, with appropriate dignity,
the human remains and associated grave goods as provided in Public Resources Code
Section 5097.98. The landowner or his authorized representative shall rebury the
Native American human remains and associated grave goods with appropriate dignity
on,the property in a location not subject to further disturbance if: a) the Native American
Resolution No. 2013 -04
Page 3
Heritage Commission is unable to, identify a MILD or the MLD failed to make a
recommendation within 24 hours after being notified by the commission; b) the
descendent identified fails_ to make a recommendation; or c) the landowner Or his
authorized representative rejects the recommendation of the descendent, and the
mediation by the Native American Heritage Commission fails to provide measures
acceptable to the landowner."
3. The applicant will be required to mitigate for the removal of significant trees by
obtaining a tree removal permit, which will require replacement of significant trees, in
accordance with the City's Landscaping Policy.
4. The applicant shall contract with an arborist to evaluate the trees along the pro_ ject
frontage in the Caltrans right -of -way and provide recommendations for pruning and
Maintenance. The report shall be submitted to the Planningi 'Department prior to
approval of the fina'I map and any recommendations for pruning shall be implemented
prior to issuance of building permits for any of the homes 'in the subdivision. An
encroachment permit from Caltrans will be required for any work within the right -of -way.
5. The subdivider shall defend, indemnify, and hold harmless the City, its City Council,
Planning Commission, agents, officers, and employees from any claim, action, or
proceeding against the City or its City Council,, Planning Commission, agents, officers,
and employees to attack, set aside, void', or annul an approval of the City; City Council,
Planning Commission, or other board, advisory agency, or legislative body concerning
this subdivision. City will promptly notify the subdivider of any claim, action, or
proceeding against it, and will cooperate fully in the defense. This condition is imposed
pursuant to California Government Code Section 66474.9.
6. Approval of TM 13 -02 is subject to the applicant receiving approval of Architectura[ 8
Site Review application A/S 13 -06.
7. The Final'Map shall comply with the Tentative Map preparedl by Ruggeri-Jensen-Azar,
dated July 23, 2013, and stamped approved, except as modified by the City Council's
approval of this application and the conditions of approval.
8. The developer shall submit a copy of the Conditions, Covenants and Restrictions to the
Planning Division for approval prior to submittal of the Final Map.
Resolution No. 2013-04
Page 4
PLANNING DIVISION SPECIAL CONDITIONS
Mitigation Measures
The following MITIGATION MEASURES, which are contained within the applicable
environmental documents as discussed above, prepared pursuant to the California
Environmental Quality Act, and as modified based upon changes in applicable regulations,
are included as conditions of approval.
9. The project applicant shall specify in project plans the implementation of the following
dust control measures during grading and construction activities for any proposed
development. The measures shall be implemented as necessary to adequately control
dust, subject to the review and approval by the City of Gilroy Planning Division:
a. 'Water all active construction areas at least twice daily;
b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard;
c. Pave, apply water three times daily, or apply (non- toxic) soil stabilizers on all
unpaved access roads, parkingi areas and staging areas at construction sites;
d. Sweep daily (with water sweepers) all paved access roads, parking areas and
staging areas at construction sites;
e. Sweep streets daily (with water sweepers) if visible soil mate_ rial is carried onto
adjacent public streets_;
f. Hydroseed or apply (non- toxic) soil stabilizers to inactive construction areas
previously graded areas inactive for ten days or more);
g. Enclose, cover, water twice daily or apply (non- toxic) soil binders `to exposed
stockpiles (dirt, sand, etc.);
h. Limit traffic speeds on unpaved roads to 15 mph;
i. Install sandbags or other e control measures to prevent silt runoff to public
roadways;
j'. 'Replant vegetation in disturbed areas;
k. Place a minimum of 1,00 linear feet of 6 to 8 inch average diameter co_ bble at all exit
points to ,dislodge and trap dirt from vehicle tires;
I. Suspend excavation and grading_ activity_ when winds (instantaneous gusts) exceed
25 miles per hour, and
m. Limit the area s_ ubject to excavation, grading and other construction activity at any
one time.
10.A11 future development within the specific plan area shall implement the following
conditions to minimize disturbance,to potentially significant cultural resources. Each of
the following shall be made a condition of approval for grading and Building Permits:
A. Developers of each project within the specific plan area shall contract with a
qualified archaeologist to provide an archeological site assessment to determine the
need for monitoring during grading and excavation activities.
b. If cultural resources are discovered during construction, work shall be halted at a
minimum of 165 feet (50 meters) from the find and the area shall 'be staked off. The
Resolution No. 2013 -04
Page 5
monitoring professional archaeologist, if one is on site, shall be notified. If a
monitoring professional archaeologist is not on -site, the city sha_'ll be notified
immediately and, a qualified professional archaeologist shall be retained. If the find
is determined to besignificant, appropriate mitigation measures shall be formulated
by the professional archaeologist and implemented by the responsible party.
11. Prior to development Of any property within the specific plan area, a Phase 1
Environmental Site Assessment shall be prepared in accordance with ASTM
Standard(s) to identify whether,past or existing uses of the project property may have
adversely affected soil or groundwater, or would otherwise pose a health hazard during
site development or habitation. If the Phase I assessment finds that past uses may
have contaminated the site, a Phase 2 Site Assessment sha__Il be prepared. If
contamination is present, clean up and disposal of such contamination shall be in
compliance with federal, state and local regulations governing the cleanup and disposal
of hazardous waste. Results of the Phase 1 and, if needed, the Phase 2 assessment
and cleanup shall be presented to and approve_ d by the City of G_ ilroy (Engineering
Division prior to issuance of a Building Permit.
12. All noise generating, construction activities shall be limited to weekdays between 7:00
AM and 7:00 PM', and to Saturdays between 9:00 AM and 7:00 PM. No construction is
allowed on Sundays or city holidays. In addition, temporary berms or noise attenuation
barriers shall be utilized when necessary. This requirement shall be attached as a
contractor work specification for all projects.
13.Applicants for projects within the specific plan area shall be responsible for improving
Hecker Pass Highway immediately west of Santa Teresa Boulevard to include a second
westbound travel lane. The second westbound travel lane on Hecker Pa_s_s Highway,
and the appropriate lane -drop taper consistent with Caltrans' Standards, should extend
as far as possible beyond (west of) Santa Teresa Boulevard as can be accommodated
within the existing public right =of =way, with the design subject to approval by the City
Engineer in his /her reasonable discretion. Applicants shall coordinate with the City of
Gilroy Engineering Division to design and implement the widening project. Removal of
deodar cedar trees along the highway must be avoided wherever possible and
improvements must be c_ onsistent with -State scenic highway guidelines. Traffic signal
modifications should be made to the intersection of Santa Teresa Boulevard and First
Street/Hecker Pass Highway to add vehicle detection for the second eastbound through
lane.
14. Applicants for projects within the specific plan area shall be responsible for shoulder
improvements to Hecker Pass Highway, per Caltrans' standards, between Santa
Teresa Boulevard and the easterly limits of the planned Caltrans'Uvas Creek Bridge
Improvement project. Applicants shall coordinate with the City of Gilroy Engineering
Division to design and implement the shoulder improvements. Removal ^of deodar cedar
trees along the highwaymust be avoided wherever possible and improveme_ nts must be
consistent with State scenic highway guidelines.
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Page 6
Specific Plan Policies
15. To ensure the creation of the Was Creek Linear Parka - nd Uvas Creek Park Preserve,
irrevocable offers of dedication to the City of Gilroy shall be required and obtained from
property owners of land within the Hecker Pass Specific Plan Area that lies within the
Linear Park or Park Preserve prior to the earlier of (a) prior to or concurrent with the first
discretionary approval for projects for which no map is required; or (b) ,prior to or'
concurrent with fina'I and /or parcel map approvals. In this instance, the tentative map
shall have this requirement as a condition of its approval (HPSP Policy 3 -8).
16.All individual development proposals shall consult_ with the Valley Transportation
Authority to determine whether provisions for future stops or services are required. All
bus stops shall meet all current VTA requirements and standards for bus stops (HPSP
Policy 4 -17).
17.To ensure the preservation of designated agricultural areas in perpetuity, permanent
agricultural easements, deed restrictions or other such instruments sha_II be created for
each property in each agricultural area at the earlier of (a) prior to or concurrent with the
first discretionary approval for projects for which no map is required; or (b) prior to or
concurrent with final map and /or parcel map approvals. In this instance, the tentative
Map shall have this requirement as a' condition of its approval, and that map shall
generally describe the area to be restricted (HPSP Policy 5 -7).
1,8.All properties that include agricultural uses shall include an Integrated Agricultural
Management 'Plan in the Conditions, Covenants and Restrictions for the property_
HPSP Policy 5 -10).
19. Hecker Pass property owners or future developers shall offer the 3 -acre neighborhood
park to the City of Gilroy for future purchase. (According_ to the DA, the park will be built
and offered for dedication to City prior to issuance of a building permit for the 250th
residence on the Subject P- roper.y. Exhibit F, page 3) (HPSP Policy5 -19)
20.To ensure the preservation of designated' open space areas in perpetuity, permanent
open space easements, deed restrictions, or other such instruments shall be created
for each property in each open space area at the earlier of (a) prior to or concurrent
with the first discretionary approval for projects for which no map is required; or (b) prior
to or concurrent with final map and /or parcel map approvals. In this instance, the
tentative map shall have this requirement as a condition of its approval, and that map
shall generally describe the area to be restricted (HPSP 'Policy 5 -20).
21. All proposed outfalls shall be designed to meet all state water quality standards and
shall obtain permits from all required resource agencies (HPSP Policy 5 -35).
Resolution No. 2013 =04
Page 7
22. For any recreational improvements proposed in or adjacent to the Uvas Creek riparian
corridor, which contains potential habitat for California tiger salamander, western
spadefoot toad, yellow - legged frog, California red - legged frog, western pond turtle,
steelhead, yellow- breasted chat, and /or yellow warbler, construction related activities
should be conducted outside of the rainy season. The project proponent shall retain a
qualified biologist to monitor construction activities occurring within 100 feet of the Was
Creek riparian corridor. If any special status species are observed at the site, a qualified
biologist shall salvage and relocate individual(s) to an appropriate area outside of the
construction zone. If California red - legged frog, a federally threatened species, or
California tiger salamander, a federally and state - listed' threatened species, are
observed at the site, construction activities shall be halted and the USFWS and /or
California Department of Fish and' Wildlife shall be contacted .for further assistance
HPSP Policy 5 -43).
21 Pre - construction surveys_ for protected birds shall be conducted for improvements or
development proposed' in or adjacent to potential nesting habitat (i.e., riparian
woodland) if development is proposed during the nesting and /or breeding season of
loggerhead shrike (generally February through June) or raptors (generally March
through August). If any active nests are found within survey area, at the discretion of
the biologist, clearing and construction within 250 feet shall be postponed or halted until
nests are vacated and juveniles have fledged andl there is no evidence of a second
attempt at nesting (HPSP Policy 5 -44).
24. All future developments shall pay school impact fees required by Gilroy Unified'School
District to mitigate impacts on the public school system (HPSP Policy 6=6).
25. Prior to the commencement of construction activities, the protected zone of any tree or
group of trees to be retained should be fenced to prevent injury to the trees during,
construction under the supervision of an arborist (HPSP Policy 7 -9).
The 50 -inch coast live oak tree to be retained within the roundabout at the project
entrance from the extension of Third Street (identifiedi as tree 655 in the arborist report)
shall be fenced to prevent injury to the treeduring construction under the supervision of
an arborist. In addition, alb conditions inthe Tree Protection Plan prepared by Live O_ ak
Associates, Inc. dated: July 26, 2013' shall be incorporated into project plans.
Resolution No. 2013=04
Page 8
Conditions of Approval per the Development Agreement, entitled City of Gilroy
Development Agreement Relative to the Development Known as Hecker Pass
Specific Plan, Dated February 5, 2007. Unless that recorded document is
amended or superceded, these conditions shall remain in effect.
26. As a condition of recordation of the final map and. after City approval of the final map,
the applicant shal_I pay $250,000, which is the 2nd installment of the Public Benefit Fee,
per the Development Agreement, Article 7, Section 7.7.
27. Prior to issuance of the 75th residential building permit, the intersection of Hecker Pass
Highway and Autumn Drive together with necessary acceleration and deceleration
lanes along the Highway, travel lanes, turn Manes and traffic signals(together, the "West
Intersection ") will be built and operational, per the Development Agreement,'Exhibit F B
1(a)(ii). Note: Staff and the applicant are, currently consulting with Caltrans_ regarding
the ,potential for construction of a roundabout at this location.
28. Prior to issuance of the 75th residential building permit, the portions of 'Hecker Pass
Highway outside the intersection will be improved, as shown in Exhibit F -2, per the
Development Agreement, Exhibit- F B 1 (b).
29. Utility Undergrounding (per the Development Agreement, Exhibit F, Section B,
Subsection c, Utility Undergrounding).
i) All new utilities will be placed underground.
ii) The existing PG &E overhead main line on the north side of Hecker Pass Highway
fro t_he Church Property to the bridge at Uvas Creek will be replaced with an
underground line routed through the Subject Property, as shown in Exhibit F =2.
Installation of this new underground line from the Church Property to the existing
overhead crossing at the Bank/Raleys Property frontage approximately one thousand
four hundred (1,400) feet east of the eastern edge of the Uvas Creek bridge (the "West
PG &E Crossing ") will begin during Phase 1 of the Project, and will be completed as part
of construction of the West Intersection. The remaining segment between the West
PG &E Crossing and the Uvas Creek bridge will be constructed as described in
subsection (v) below.
iii) A new underground line also will be installed along the south side of Hecker Pass
Highway between the Church Property and Santa_ Teresa Boulevard, with the cost for
this segment reimbursed by the C_ ity. Overhead service entrances for existing uses
abutting Hecker Pass Highway will remain overhead until such time the uses redevelop.
iv) The existing overhead line along the north side of Hecker Pass Highway between
Santa Teresa Boulevard and the West PG &E Crossing will' be removed_ by Applicant
once the new, underground line described in subsections (ii) and ('iii) above is
completed.. The existing overhead line between the West PG &E Crossing and the 'Uvas
Creek bridge will be removed by Caltrans,or Applicant once the new underground line
described in subsection (v) below is completed.
v) The overhead line from the West PG&E Crossing west to the edge of the Specific
Plan Area is within the scope and geographic limits of the Caltrans bridge project on
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Page 9
Hecker Pass Highway and is expected, to be handled by Caltrans as part of its design
and construction process. Applicant'will design and install its undergrounding to ensure
there is no gap between the Caltrans current design for undergrounding eastward from
the bridge and Applicant's installation of underground line up to the West PG &E
Crossing, unless required by PG &E or another controlling agency or entity; provided,
Applicant shall not be responsible for extending undergrounding beyond the West
PG &E Crossing if Caltrans fails to complete its own undergrounding as currently
designed.
ENGINEERING DIVISION CONDITIONS
30.A I work is to be done in compliance with the City of Gilroy Specifications Standards
and Design Criteria, Hecker Pass Special Plan, Hecker Pass Development Agreement
and Hecker Pass Specific Use District and is subject to all lawn of this community by
reference. Street improvements and the design of aK storm-drainage, sewer and water
lines, and all street sections shall be in accordance with City Standards and Hecker
Pass Specific Plan, Hecker Pass Development Agreement and Hecker Pass Special
Use District, Hecker Pass Backbone Plans and shall follow the most current City Master
plan for streets and each utility.
31. Prior to recordation of the final map, the Third 'Street shall be designed to
accommodate ,a 35mph design speed. Third Street is called out as a collector in the
HPSP and per City Standards is to have a design speed of 35mph. Such design
elements may include super elevation of roadway and /or signage. Design is to be
reviewed and approved by the City of Gilroy's Public Works Department.
32. Prior to recordation of the final map, the detention facilities including but not limited to
drainage swales, channels,, bio= basins, sediment basins and storm drain systems shall
be designed in a manner as to allow for future expansion of facilities as outlined and /or
indicated by the Hecker Pass Illustrative Infrastructure Master Plan, Detention Basin
Plan, Preliminary Backbone Infrastructure Master Plan and /or the Development
Agreement. The storm drain detention basin is to be designed and construction is to be
natural in appearance. Design is to be reviewed and approved by the C_ ity of G_ ilroy's
Public Works Department.
33. Prior to recordation of the final map, the developer sha_'ll provide a roundabout design
for the improvements indicated at the intersection of Third Street and Cobblestone
Court -. Said design is to be prepared by a Traffic Engineer or ,a Civil Engineer qualified
in roundabout design and shall be per Caltrans Standards. Developer shall be required,
to receive approval, of the desired design consultant for the said design, by City of
Gilroy Public Works Department prior to commencement and submittal of any design
drawings for review. If, after the design and approval' of the roundabout, it is found that
additional right -of -way is -necessary for the full roundabout improvements, developer
shall obtain all such right -of -way prior to final map recordation and /or as conditioned
herein.
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Page 10
34. All storm drain run -off (with the exception of that runoff coming from outside the Specific
Plan area or from existing improvements within the Specific Plan area) must be pre-
treated prior to entrance into public storm drain system. Pre-treatment measure_ s must
be reviewed and approved by the Engineering Division prior to Final' Map and/or
Improvement Plan_ approval'.
35.Any work in the public right-of-way shall require a traffic control plan prepared by a
licensed, professional eng_ ineerwith experience in preparing such plans. Traffic Control_
Plan shall be prepared in accordance with the requirements of the latest edition of the
California Manual on Uniform Traffic Control Devices. The Traffic Control Plan shall be
submitted to Public Works for review and approval priorto issuance of a grading permit.
36.As part of the first submittal for Final Map, the developer shall submit vector based
electronic files readable by AutoCAD and in PDF format. Additionally, after the Final
Map and Improvement Plans have been found to be technically correct and in
substantial conformance with the Tentative Map, the developer shall again submit
vector based electronic files readable by Au_t_oCAD and in PDF format.
37.A SWPPP and an Erosion Control' Plane is required for all development over 1 acre and'
shall be filed with the City. WDID# shall be provided prior to Improvement, / Final
Map approval'.
38. Prior to Final Map approval, the developer shall submit an estimate of the probable cost
of improvements, pay all plan check and inspection fees, enter into a property
improvement agreement, and provide payment and' performance'bonds.
39. Improvement plans are required for all on -site and off -site improvements. Prior to Final
Map approval and approval of the Improvement Plans, the following items will need to
be completed:,
A) The developer shall provide joint trench composite plans for the underground
electrical, gas, telephone, cable television, and communication conduits and
cables including the size, location and details of all trenches, locations of
building utility service stubs and meters and placements or arrangements of
junction structures as a part of the Improvement Plan submittals for the
project_. A licensed' Civil or Electrical Engineer shall sign the composite
drawings and /or utility improvement plans. (All, dry utilities shall be placed
underground.)
B) The developer shall negotiate right-of-way with Pacific Gas and Electric and
Other utilities subject to the review and approval by the Engineering Division
and the utility companies.
C) "Will Serve Letters" from each utility company for the subdivision shall be
supplied to the City.
D)The City will collect the plan check and inspection fee for the utility
underground work.
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Page 11
40. Prior to any construction of the dry utilities in the field, the following will need to be
supplied to the City:
A) A professional engineer- signed and PG&E- approved original electric plan.
B) A letter from the design Electrical or Civil Engineer that states the electrical
plan conforms to City Codes and Standards, and to the approved subdivision
improvement plans.
41.All lots shall drain to the street for storm drainage unless otherwise approved by the
City Engineer.
42. Submit a 'Haza__rdous Material clearance for any underground tank removal from the
appropriate agency.
43. Storm and sewer lines in private streets shall b_ a privately_ maintained unless_ approved
by the City Engineer in writing.
44. Within 30 days of the tentative map approval, the developer shall submit an 8A/2 X 11=
inch site plan to the Engineering Division to assign addressing which shows the
following: tract name and number, lot number, street names, property lines, right -of -way
lines, inorth arrow and curb cuts for driveway.
45.A Final Map, with all required dedications shall be filed' with the Santa Clara County
Recorder's Office with a copy transmitted to the City.
46. If creating a Homeowners Association, Conditions, Covenants and Restrictions and /or
property owner's Maintenance Agreement, the document shall be reviewed and
approved by the Public Works Department, Fire and the Planning n prior to the
Final Map being released for recordation.
47. The project is subject to the City's Street Tree, Storm, Sewer, Water, Traffic, and Public
Facilities'Development Impact Fees. Payment of Street Tree and Storm Development
Impact Fees is required prior to approval of the Final Map. Sewer, Water, Traffic_, and
Public Facilities Development Impact Fees are due at time of building permit.
48.Applicant shall iprovide funding mechanism for maintenance of open space,
landscaping, storm water quality treatment basins, private streets and private utilities.
49. If project is not approved prior to March 6, 2014, it will be subject to post - construction
water quality requirements per RWQCB.
50. If access to adjacent property will be necessary to construct proposed improvements,, a
letter granting access will be required prior to Final Map approval'.
Resolution No. 2013=04
Page 12
51. Sanitary sewer lateral's and/or water meters located'in driveways shalt have traffic rated
boxes and lids.
52. Water services shall' be 1.5" minimum with 1" meter. Service/meter shall upsized if
necessary water,pressure'is not met.
53. Work in Caltrans' right -of -way requires an encroachment permit.
54. Wireless service shall be provided per Hecker Pass Specific Plan Development
Agreement_.
55.The east detention basin situated along Third Street will be designed in a natural
appearing_ configuration utilizing contours grading techniques and' natural landscape
features. The final des_ ign will be determined by the City du_ ring the park design phase_
of the project.
56. The lowest floor shall be at least 1 foot higher than the base flood elevation (BFE) as
shown on the latest FEMA Flood Insurance Rate Map. If no BFE is available, the lowest
floor shall be 1 foot above the nearest high point in the drainage release path, or 2 feet
higher than lowest top of curb.
57. (a) The HOA shall maintain the landscaping_ in the center of the roundabout in a_ II
roundabouts on private streets.
b) The developer shall annex the iproject into the Citywide Landscape Maintenance
Community Facilities District for the landscape maintenance within the roundabout at the
intersection of Third' Street and Cobblestone Court prior to final map approval. Public art
will not be maintained' by the City. If the design of center of the roundabout includes public
art, the maintenance and repair /replacement shall be the responsibility of the HOA.
58. Public Service Easement north of Cobblestone Court shall be same width as
Cobblestone Court per A/S 05 -54 Conditions of Approval.
59. Regarding the park and trail, the conceptual plan with t_he construction layout sheet will
be needed for start - of the general City approval steps. We expect six steps minimum
which may require_ updating for comments before moving to the next review/ approval
step:
A) DRG/TAC (two part process by all City Departments) review of updated
conceptual park and Uvas Class I trail design;
B) Park and Recreation Commission - Public hearing and recommendation for
approval to City Council_ of updated conceptual design;
G) City Council review and,approval of updated conceptual design;
D) Obtain Habitat Conservation Plan Permit;
E)Full construction improvement plan review by City departments & any non-
City permitting agency requiring same; and
F) Final full construction plans to City for City park construction Permit(s).
Resolution No. 2013 -04
Page 13
60. Final streetlight locations shall be to the satisfaction of the City Traffic Engineer.
61. Houses constructed in the AE zone will require an elevation certificate prior to building
final.
62. Storm drain treatment shall be in conformance with Section 27D of the Municipal Code.
63. Final design of the traffic circle at Tarragon Drive shall be to the satisfaction of the City
Traffic Engineer.
64. On Sheet TM -4, handicap ramps shall be constructed on both sides of Rosemary Drive
at the project entrance.
65.The sidewalk on Sheet TM -13 s_ hall conform to the existing_ conditions per ADA
Standards.
66. Prior to approval of the Final Map, the applicant shall conduct a traffic operation study
at the Third Street/Isabella Way intersection to gage any anticipated access limitation
for the residents of Village Green. The study shall address a'll way stop sig_ n warrant,
traffic signal analysis, pedestrian crosswalk analysis, and any other safety measures,
as determined by the City's Transportation Engineer. Should the analyses indicate that
mitigation measures are warranted, the applicant will be required to construct the
improvements at an amount not to exceed $60,000.00 or may contribute said amount
to the City, at the sole discretion of the City Engineer.
FIRE DEPARTMENT CONDITIONS
67. TM Conditions shall be included on off-site ,improvement plans as "Fire- Department
Notes ". Prior to street completion the Fire Marshal shall be contacted and a fire
clearance for off -site improvements be scheduled. No building permits will be issued
without a Fire = Off -Site Improvement Inspection and Fire Flow Test administered, by the
Fire Marshal.
6.8. Ensure Turningi Radius of Traffic Circles is compatible with Fire Apparatus. Mountable
islands and aprons shall be reviewed, and approved by the Fire Marshal' prior to
improvement plan submittal. They shall be compatible with fire apparatus and not result
in reduced speed by the apparatus. Provide details
69.-All homes shall be provided with water laterals and meters sized to allow for a
residential NFPA 13d fire sprinkler system. Off site improvement plan shall provide all
homes shall be provided with 1.5 inch water laterals and 1 " meters sized to allow for a
residential NFPA 13d fire sprinkler system. Submit calculations by an, FREE that show
the 8 inch loop will provide the requisite fire flow to support 13d systems and Fire
Resolution No. 2013 -04
Page 14
Hydrant system. This will be waived if a second connection to the City infrastructure is
provided.
70.Condition to be noted on Improvement Plans. Gated Access Roadways shall be
provided with electronic and provided with an opening system compatible with the Fire
Department equipment as well as KNOX key over ride for Fire and Police access. Gate
system to be submitted for a separate Building /Fire Permit at time of construction.
71. Condition to be plan checked at Improvement Plan Review: Fire Hydrants shall be able
to flow 1500 gpm with a 20 psi residual pressure. Street Hydrants shall be spaced every
300 ft, and within 150 ft of any building. Off site improvement plan shall provide Fire
Hydrants per the City Standard. Hydrants shall be installed prior to commencement of
construction with combustible materials
72. Roadways shall provide a minimum 20 feet of unobstructed travel. Vertical clearance of
not less than 13.5 ft shall be provided. Turning radius shall not be less than 32' inside
and 39'. Dead end public streets in shall be provided with a cul -de -sac of 78' diameter.
Private dead end streets shall meet one of the Fire Department standard turn around
configurations. Road widths shall be as follows:
A) Less than 28 ft., no parking on either side
B) Less than 36 ft,. no parking on one side.
C)At or over 36 ft., parking not restricted.
73. Where parking is restricted, it shall be posted with signs for No Parking -Fire Lane and
curbs shall be painted red. Include details in Off -Site improvement plans.
74. Addresses shall be assigned by the City Engineering Section prior to improvement plan
and building permit submittal. Street signage shall be installed prior to any on -site
improvements (foundations or buildings) has begun.
75. If phasing of construction is done, an approval of fire access and water supply shall be
obtained as part of the phasing plan.
PASSED AND ADOPTED this 3rd
day of October 2013 by the following roll call vote:
AYES: COMMISSIONERS: Gullen, Garcia, Bannister, Fischer, Kloecker, Lai
Sanford
NOES: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST:
Sfn cl
Susan L. Martin, Secretary
APPR
Elizabeth Sanford Sh'a erson