HomeMy WebLinkAboutCC Resolution 11195 (Jaleh Estates)RESOLUTION NO. 11195
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN
ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED98-12) AND VESTING
TENTATIVE MAP (TS98-03) FOR THE JALEH ESTATES RESIDENTIAL
DEVELOPMENT OFF LUCAS VALLY ROAD WEST OF U.S. HIGHWAY 101
(APN 165-220-15)
WHEREAS, on November 6, 1998, Hassen Sabbaghian of Kerend, Inc. submitted
applications to the City of San Rafael requesting approval of a planned development to create
four residential lots for four detached single-family homes; and
WHEREAS, the applications included concurrent requests for a Rezoning from
Planned Development -Hillside Overlay (PD -H) District to a revised PD -H District (ZC98-
04), Environmental and Design Review Permit (ED98-12) and Vesting Tentative Map
(TS98-03); and
WHEREAS, upon review of the applications, a Mitigated Negative Declaration was
prepared for the project, consistent with the requirements of the California Environmental
Quality Act (CEQA); and
WHEREAS, the City Council has approved the Mitigated Negative Declaration by
adoption of a separate resolution; and
WHEREAS, on September 24 2002, the City of San Rafael Planning Commission
held a duly -noticed public hearing on the proposed Environmental and Design Review Permit
and Vesting Tentative Map, accepting all oral and written public testimony and the written
reports of the Planning Division staff; and
WHEREAS, the Planning Commission recommended approval of the Environmental
and Design Review Permit and Vesting Tentative Map in Resolution No. 02-48; and
WHEREAS, on October 21, 2002, the San Rafael City Council held a duly -noticed
public hearing on the proposed Environmental and Design Review Permit and Vesting
Tentative Map, accepting all oral and written public testimony and the written report of the
Community Development staff.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San
Rafael does hereby approve the proposed Environmental and Design Review Permit and
Vesting Tentative Map, based on the following findings and subject to the conditions of
approval below:
Findings
Environmental and Design Review Permit
1. The project design is in accord with the San Rafael General Plan 2000, the objectives
of the City of San Rafael Zoning Ordinance and the purposes of Chapter 25 in that: a)
the project proposes specific building areas, site landscaping, revegetation, parking
and architectural designs appropriate for the hillside setting; b) Zoning Ordinance
ORIGINAI
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Chapter 25 — Design Criteria findings have been made below which, together with
the proposed Planned Development standards implement the General Plan design
policies LU -19 through LU -36; and c) the Hillside Overlay District Development
Criteria contained in Zoning Ordinance Section 14.12.030 have been implemented as
further discussed below.
2. The project design minimizes adverse environmental impacts through the:
a. Establishment of a 2.3 -acre public open space parcel facilitating the preservation
of the woodland and grassland area.
b. Tree replanting at a ratio of 1:1 within the construction zone based on appropriate
planting densities, which will not overcrowd the new tree plantings. The trees
will be a native species, with a predominance of valley oak and blue oak.
c. Provisions of private open space on each lot limiting development to a small area
on all four lots to facilitate the movement of small animals and preserve
vegetation.
3. The project design is consistent with all applicable site, architecture and landscaping
design criteria for the Planned Development -- Hillside Overlay (PD -H) District in
which the site is located in that: a) a Development Plan has been prepared for the site
containing regulations which implement the applicable hillside design criteria; b) the
proejct has been reviewed by the Design Review Board to ensure the project
appropriately considered its hillside setting consistent with the Hillside Design
Guidelines Manual and Zoning Ordinance Chapter 25 — Design Review Criteria and
was recommended for approval by the Board; c) the project complies with the
Hillside Overlay (-H) Zoning District standards and appropriate findings have been
made that implement the design standards criteria for hillside development; d) the lot
pattern takes advantage of existing site features for appropriate screening from off
site and preservation of vegetation consistent with the Hillside Design Guidelines
Manual Section IV.A4; e) approval of an exception to allow reduced lot sizes to
facilitate clustered development has been recommended for approval by the Design
Review Board as the cluster development preserves tree cover and limits grading; and
f) an exception to the 18% driveway standard set forth in Subdivision Ordinance
Section 15.34.030 is appropriate as it has been recommended for approval by they
Fire and Public Works Departments and the Design Review Board
4. The project design would not be detrimental to the public health, safety or welfare,
nor materially injurious to properties or improvements in the vicinity in that the
project has been reviewed by all appropriate City Departments and permitting
agencies and conditioned accordingly. The potential environmental impacts of the
project were assessed in the Initial Study/Mitigated Negative Declaration prepared for
the project and modifications are included in the project design which reduce impacts
to less -than -significant levels.
Vesting Tentative Map
5. The Vesting Tentative Map, as proposed and conditioned, complies with the
requirements of the Subdivision Map Act and with the City of San Rafael's
Subdivision Ordinance (Title 15), in that the subdivision proposes a residential
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density consistent with the land use designation of Hillside Residential and an
exception to parcel size has been recommended to achieve the clustered development.
6. As conditioned, the proposed subdivision, together with its design and improvements,
is consistent with the objectives, goals and policies and general land uses of the
General Plan (as required by the Subdivision Map Act Section 66473.5) in that:
a. The subdivision would create developable parcels to implement land uses and
building intensities permitted under the Hillside Residential General Plan land
use designation; and
b. The subdivision is consistent with the General Plan in that project would maintain
approximately 75% of the site in a natural state and 2.3 acres is proposed to be
dedicated to the City as permanent open space.
7. The site is physically suitable for the proposed type and intensity of development
based on the following:
a. The site and project were reviewed by the Design Review Board, which
determined that the project is in conformance with the design criteria in the
General Plan and Zoning Ordinance Chapter 25.
b. A Mitigated Negative Declaration was prepared for the project, which contains
information evaluating and supporting the suitability of the site for the proposed
development.
c. Adequate services and utility systems are available to serve the proposed uses.
d. Adequate area is provided for required parking and landscape improvements.
8. The design of the subdivision and proposed improvements are not likely to cause
substantial environmental damage, or substantial and avoidable injury to fish,
wildlife or their habitats or cause serious public health problems based on the
determinations made in the Mitigated Negative Declaration and given that the
proposed subdivision site has not been found to contain sensitive wildlife nor
significant wildlife habitat. Mitigation measures would be implemented to reduce
impacts to less -than -significant levels.
9. Approval of the proposed subdivision would not be detrimental to the health,
safety or welfare of the surrounding development in that the potential
environmental impacts have been assessed pursuant to the provisions of the
California Environmental Quality Act (CEQA) and mitigated through the project
design and conditions of approval.
Conditions of Approval
Environmental and Design Review Permit
1. Except as modified herein, the Environmental and Design Review Permit (ED98-12)
authorizes development of the 5.99 -acre site in accordance with the Planned
Development (PD -H) District approval (ZC98-04), which lists the permitted uses and
development standards for development of the site and the associated Development Plan.
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Approved uses consist of: 1) four single-family homes and associated landscaping and
driveway areas; and 2) a 2.3 -acre parcel dedicated for public open space.
The Community Development Director may review and approve amendments to the
Environmental and Design Review Permit which are within the limits of the approved PD
District (ZC98-04) and the PD -H zoning regulations.
All project mitigation measures specified in the Mitigated Negative Declaration
Mitigation Monitoring and Reporting Program shall be implemented.
The property owner agrees as a condition of the approval of this permit to defend at his
sole expense any action brought against the City because of the approval of this permit.
The property owner shall reimburse the City for any court costs and attorney's fees,
which the City may be required by a court to pay as a result of such action. City may, at
its sole discretion, participate in the defense of any such action but such participation
shall not relieve applicant of his obligations under this condition.
The building techniques, materials, elevations and appearance of the project as presented
for approval on plans prepared by Design Tech of Novato, California, dated September
25, 2000, shall be the same as required for issuance of a building permit. Minor
modifications or revisions to the project shall be subject to review and approval of the
Planning Division. Modifications deemed not minor by the Community Development
Director shall require review and approval by the original decision making body.
This Environmental and Design Review Permit shall be subject to the adopted PD zoning
regulations (ZC98-04).
This Environmental and Design Review Permit (ED98-12) shall be valid for two years
from approval or until September 24, 2004, and shall be null and void if a building permit
is not issued or a time extension granted.
City review and approval of a Sign Permit shall be required for project entry signage,
consistent with the Sign Ordinance regulations.
All construction activities at the site shall be limited to the hours between 7:00 AM and
5:00 PM Monday through Friday. Construction is not permitted on Saturday, Sunday or
on Federal holidays. Construction activities shall include delivery of materials, start-up of
construction equipment engines, arrival of construction workers, playing of radios and
other noises caused by equipment and/or construction workers arriving at or on the site.
Construction may be allowed on Saturday with the prior review and approval of the
Community Development Department and notification of adjacent neighbors. (Mitigation
Measure XI.d.2)
A dust control program shall be submitted to the City prior to issuance of a grading
permit subject to review and approval of the Community Development Department. The
project construction contractor shall implement the dust control program as part of
project construction activities. The program shall include, but not be limited to, the
following measures:
a. Water all active construction areas at least twice daily (with recycled water, if
possible).
b. Hydroseed or apply non-toxic soil stabilizers to inactive construction areas
(previously graded areas inactive ten days or more).
c. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed
stockpiles (dirt, sand, etc.).
d. Replant vegetation in disturbed areas as quickly as possible.
e. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
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f. Install wheel washers for all exiting trucks or wash off the tires or tracks of all trucks
and equipment leaving the site.
g. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
h. Pave, apply water three times daily, or apply non-toxic soil stabilizers on all unpaved
access roads, parking areas, and staging areas at construction sites.
i. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas at construction sites. Sweep streets daily (with water sweepers) if visible soil
material is carried onto adjacent public streets.
j. Limit vehicle speeds on unpaved roads and over disturbed soils to 15 miles per hour
during construction.
k. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
1. Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25
miles per hour.
m. Limit the area subject to excavation, grading, and other construction activity at any
one time.
n. The above requirements (a through m) shall be posted on the final grading plans
prepared for the project or on a separate construction logistics plan submitted for
review and approval by the Community Development Department prior to issuance
of permits. (Mitigation Measures III.b.1-5)
11. All private and public open space shall be clearly marked with orange fencing material
and not disturbed during grading and construction activities. (Mitigation Measure IV d.1)
12. Fencing shall be allowed around the project perimeter and between the lots within the
private open space areas if designed to allow wildlife movement within the open space
areas. Applicant shall secure an Environmental and Design Review Permit for any
proposed fencing, which shall be subject to the review and approval of the Community
Development Department and a qualified wildlife biologist selected by the City of San
Rafael. Applicant shall be responsible for any consultation fees that result from the
review of any proposed fencing. (Mitigation Measure IV.d.2)
13. No disturbance of any kind shall take place above the 200-foot contour (Mitigation
Measure IV.d.3)
14. The project sponsor shall pursue dedication of a 2.3-acre portion of Lot 4 to the City of
San Rafael, if determined feasible. (Mitigation Measure IV d.4)
15. Trees proposed for removal shall be replaced at minimum ratio of 1:1. The total number
of replacement trees shall be based upon appropriate planting densities, which will not
overcrowd the new tree plantings. New trees shall be planted in new landscape areas on
the ridge tops between the proposed dwellings and the existing residences. Replacement
plantings shall be native species, and include a predominance of blue oak and valley oak.
Prior to Final Map recordation, a tree replacement and management plan prepared by a
licensed arborist shall be submitted for review and approval of the Planning Division to
ensure survival of replanted trees for three years after planting. A bond shall be posted in
an amount equal to the cost of tree replacement to guarantee that trees that do not survive
are replanted at the end of the three-year period. All new trees shall receive irrigation for
a minimum of three years. (Mitigation Measure IV.e.l)
16. All Federal and State regulatory requirements concerning the movement of SOD infected
wood, debris or soil shall be complied with at the time of construction. The project
sponsor shall contact the Marin County Agricultural Commissioner for current
regulations. (Mitigation Measure IV.e.2.)
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17. Fill keyways shall extend below the weak surface soils into the bedrock. Fill slopes
constructed in areas of colluvium shall require removal of the colluvium and replacement
with compacted fill. (Mitigation Measure VI.c.1.)
18. All surface soils in the areas of the foundations and access roads shall be excavated and
recompacted as appropriate prior to constructing planned fills for roadways or buildings
(Mitigation Measure VI.d.2)
19. Contractor shall provide 24 -hours advance notification to the Public Works Department
and Planning Division and to all residents/property owners within 300 feet of the site
when blasting will be necessary. The notice shall include anticipated hours during which
the blasting will occur, and shall include a telephone number where the contractor can be
reached to answer questions or to report possible problems. (Mitigation Measure XI.a. 1.)
20. Prior to commencement of grading and construction, neighbors located adjacent to the
project site shall be notified in writing regarding the construction schedule before
construction begins. (Mitigation Measure XI.d.1.)
21. Power construction equipment shall be turned off while not in use. All stationary noise -
generating construction equipment, such as compressors, shall be located as far as
practical from nearby homes and offices. (Mitigation Measure XI.d.3.)
22. Prior to issuance of a building permit, the final landscaping and irrigation plans shall be
submitted to the Planning Division for review and approval.
23. All landscaping shall be installed prior to the occupancy of the homes. The City may
agree to accept a bond for a portion of landscaping improvements not completed. In the
event that a bond is posted for a portion of the site landscaping, it shall cover the amount
estimated for completing the landscaping. All areas proposed for landscaping must be
covered with bark or a substitute material approved by the Planning Division prior to
occupancy.
24. The landscaping plan shall be reviewed and approved by the Marin Municipal Water
District prior to issuance of building permits.
25. Prior to issuance of building permits, the project shall pay the current Northgate traffic
mitigation fee of $3,182.00 per PM peak hour trip generated. Total fees paid for all four
single-family homes shall be $12,728.00, adjusted in accordance with the "Lee Saylor
Construction Cost Index." This fee is based on the 4 PM peak hour trips that would be
generated by the project times a fee of $3182.00.
26. The staging of construction vehicles shall be done in such a way that it does not conflict
with the use of the driveway and parking lot of the nearby office complex. (Mitigation
Measure XV.a.1.)
27. A flag person shall be stationed at the point where the existing office -building driveway
merges with the extension of the drive into Jaleh Estates. The purpose of the flag person
shall be to coordinate safe passage of normal traffic through the construction site and on
to Lucas Valley Road. (Mitigation Measure XV.a.2.)
28. Prior to occupancy, the applicant shall contact the Planning Division to request a final
inspection. The inspection shall require a minimum 48-hour advance notice.
29. Plans submitted for a building permit shall include a plan sheet, which incorporates these
conditions of approval. As an alternative, the conditions of approval shall be attached as
a separate document to each set of plans.
(Fire Department)
30. All roadways and driveways shall be constructed as shown on the Design Review Board
approved plans and shall have an all-weather surface capable of supporting 40,000
pounds gross vehicle weight.
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31. All roadways shall be installed prior to framing.
32. Roadway turning radius shall be not less than 35 feet.
33. An approved hammerhead or cul de sac turnaround shall be installed and be capable of
accommodating Fire Department apparatus.
34. Due to the excessive driveway length, an approved driveway turnout shall be installed
capable of accommodating Fire Department apparatus.
35. Fire lane signs and curb markings shall be installed for all access roadways, parking lots,
and driveways as specified by the Fire Marshal conforming to Fire Prevention Standard
204.
36. Addresses shall be posted conforming to Fire Prevention Standard 205.
37. Fire hydrants shall be installed capable of supplying the required fire flow. The hydrants
shall be spaced at 300 -foot intervals, spotted by the Fire Marshal, and installed prior to
framing.
38. All fire hydrants shall be Jones Model 3740, installed and painted by the
developer/owner, conforming to Fire Prevention Standards.
39. The alarms from fire detection systems and commercial fire sprinkler systems shall be
monitored by a UL Central Station Company approved by the San Rafael Fire
Department and be issued a UL serially numbered certificate for Central Station Fire
Alarms.
40. A permit application shall be submitted to the Fire Prevention Bureau with two sets of
plans for review prior to installation of all automatic and fixed fire extinguishing and
detection systems. Specification sheets for each type of device shall also be submitted for
review.
41. Due to the wildland fire interface area, fire retardant roof covering is required with a
minimum Class "A" listing.
42. Spark arrestors shall be installed conforming to the UBC.
43. Water line and fire flows shall be to the satisfaction of the San Rafael Fire Department.
44. Buffer areas composed of firebreaks and/or fire retardant landscaping shall be provided
between development and large open space areas.
45. Development adjacent to the public open space (Parcel A) shall be designed to minimize
fire hazards to life and property, in consultation with the San Rafael Fire Department.
Measures that would be relevant to the proposed project include the use of landscaping,
building materials, and sprinklers.
(Police Department)
46. The residences shall be wired for an alarm system in the event an alarm is required.
47. Exterior Lighting:
a. All exterior lighting shall be sufficient to establish a sense of well being to the
pedestrian and to facilitate recognition of persons at a reasonable distance. Type and
placement of lighting shall be to the satisfaction of the Police Department.
b. All garden and exterior lighting shall be vandal -resistant.
c. All exterior lighting shall be on a master photoelectric cell set to operate during hours
of darkness.
d. The minimum of one foot-candle at ground level overlap shall be provided in all
exterior doorways and vehicle parking areas.
e. A minimum of one-half foot-candle at ground level overlap shall be provided on
outdoor pedestrian walkways.
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48. Barrier or thorny plants may be added to those locations desired by applicant to deter
access to windows or other areas. A list of barrier plants is available from the San Rafael
Police Department Crime Prevention Office.
49. Landscaping shall not block or obstruct the view of any door, window, or lighting fixture.
Future growth of landscaping must be taken into consideration. Applicant is cautioned to
beware of creating a haven for homeless or transient trespassers.
(Hazardous Materials -Construction Impacts)
50. Prior to issuance of a grading permit, the Marin County Environmental Health Services,
Local Enforcement Agency shall review and approve the grading permit plans if it is
determined that the soil material contains asbestos.
51. Any materials containing asbestos shall be removed in compliance with all applicable
federal, state and local regulations and the requirements of any agency having
jurisdiction. Before removal of any materials suspected to contain asbestos, the
BAAQMD's Enforcement Division shall be notified to determine proper handling
procedures and permit requirements.
Vesting Tentative Map
52. This Vesting Tentative Map approval shall approve a four -lot residential subdivision with
four residential parcels for single-family homes, and a 2.3 -acre open space parcel to be
dedicated to the City of San Rafael. The Vesting Tentative Map shall be revised to
include the changes to these plans noted herein and any changes required in the
conditions of approval.
53. Strict compliance with all mitigation measures required by the project Mitigated Negative
Declaration shall be a requirement of this Vesting Tentative Map approval.
54. A standard subdivision agreement shall be executed, by the applicant, for the construction
of all public and common area site improvements prior to the recordation of the Final
Map.
55. An engineer's estimate shall be submitted for the cost of the proposed improvements. The
estimate shall be subject to approval by the City Engineer.
56. Prior to the approval of the Final Map, subdivision plan review and inspection fees shall
be paid based upon the engineer's estimate.
57. Based on the engineer's estimate, bonding, or other approved security, shall be supplied
to insure the completion of the improvements.
58. Prior to recordation of the Final Map, engineered improvement plans shall be submitted
for the construction of all public and common area improvements.
59. Prior to acceptance of the subdivision improvements, mylar "as builts" for the
subdivision improvements shall be submitted to the Department of Public Works.
60. A Level `B" soils report shall be submitted with the application for a grading permit.
61. The project soils engineer shall review the project plans for compliance with the
recommendations of the project soils report prior to the issuance of a grading permit.
62. All earth, drainage, and foundation work shall be under the direction of the project soils
engineer, and a final report shall be submitted by the project soils engineer prior to the
acceptance of the public improvements.
63. A grading permit shall be required.
64. No mass grading shall be accomplished between October 15'h and April 15'h without the
approval of the City Engineer.
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65. All construction on the project site shall comply with the latest seismic safety standards
as specified in Uniform Building Code.
66. Prior to recordation of the Final Map, the developer shall pay the City in -lieu parkland
fees in accordance with the provisions of City Council Ordinance No. 1558. Parkland
dedication in -lieu fees are estimated to be $7,242.16 based on 1989 dollars. Adjustments
to this figure may be necessary at the time of fee payment if the fair market value for
parkland and associated improvements is adjusted in accordance with Section 15.38.045
of the City Subdivision Ordinance
67. Prior to any earthmoving on the project site, the project developer shall submit an erosion
control plan to the City of San Rafael. Construction personnel shall implement all
relevant measures of the plan during earthmoving and other construction activities. The
plan shall include, but not be limited to, the following measures:
a. To the extent possible, no earthmoving shall take place during the rainy season
(between November 1 and April 1). Erosion control measures for activities that span
the rainy season shall be in place before it begins.
b. Specific soil stockpile areas shall be designated within the proposed construction
areas, and soils shall not be stockpiled outside of the designated areas. Soils and
other materials shall not be stockpiled near on-site drainage courses.
c. Tarps shall be used to cover any excavation soils during the rainy period.
d. After completion of grading, erosion protection shall be provided. Revegetation shall
be accomplished by mulching, hydroseeding or other appropriate methods, and shall
be initiated as soon as possible after completion of grading, and before November 1.
Selection of plant materials shall consider native plantings and shall encourage shrubs
and trees as a long-term erosion control feature.
68. On-site soil proposed for reuse in building areas shall be free of organic matter and rocks
or hard fragments larger than 4 inches in diameter and also be observed and tested by the
soil engineer prior to placement.
69. All geotechnical recommendations by John C. Hom and Herzog Associates shall be
implemented. (Mitigation Measure VI.c.4)
70. A Storm Water Pollution Prevention Plan (SWPPP), which is required under NPDES for
any development over one acre, shall be submitted for approval by the City Engineer
prior to any construction activities. The SWPPP shall include the requirement to retain
three-fourths of the first one -inch of rain on site.
71. Best Management Practices (BMPs) shall be implemented to ensure that water quality is
protected. The BMPs to be implemented shall be chosen in consultation with the
Regional Water Quality Control Board. The construction contractors shall train all site
employees in proper construction BMPs prior to construction activity. In addition, the
developer shall retain a construction manager familiar with NPDES permit requirements
to monitor construction activities.
72. The developer shall implement actions and procedures established to reduce the pollutant
loading in storm drain systems. The two main categories of these BMPs are "source
control" and "treatment control".
73. A Notice of Intent (NOI) shall be secured from the State Water Resources Board before
issuance of a grading permit.
74. An erosion control plan shall be submitted to the City for approval by the City Engineer.
This plan shall be based upon BMPs.
75. Erosion control plans shall show the methods of controlling erosion and siltation during
and after final grading.
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76. All erosion control measures shall be maintained through the first winter after completion
of the construction or longer if necessary to fully stabilize the site.
77. The site shall be "winterized" and all erosion control measures shall be installed prior to
the first day of October.
78. The improvement plans shall show all existing and proposed drainage facilities.
79. A hydraulics and hydrology analysis shall be provided for all drainage systems within the
scope of this project.
80. The improvement plans shall show the location of all existing and proposed sanitary
sewer facilities.
81. Prior to issuance of any construction permits, a letter from the San Rafael Sanitation
District shall be submitted indicating that they have reviewed the plans and reports, and
that the sewer connections to serve this project are available.
82. The roadways shall be constructed to the typical sections shown on the Vesting Tentative
Map unless otherwise approved by the City Engineer.
83. The improvement plans shall show the horizontal and vertical alignment of all roadways.
This shall be subject to the approval of the Fire Department and the City Traffic
Engineer.
84. Prior to issuance of a grading permit, a Construction Management Plan shall be submitted
and approved by the Community Development Department and Public Works
Department. The Construction Management Plan shall include provisions for adequate
water supplies on site for fire suppression during construction and Lucas Valley Road
shall be videotaped or photographed prior to construction to show the existing roadway
condition.
85. Existing curb, gutter, and sidewalk along the project frontage on Lucas Valley Road shall be
restored to its original condition if damaged during construction.
86. All frontage improvements shall be constructed in accordance with the "Uniform
Construction Standards for the Cities and County of Marin."
87. The roadway structural section shall be designed to a Traffic Index of 5.
88. The final roadway section shall be reviewed by the project soils engineer and shall be
subject to the approval of the City Engineer.
89. The improvement plans shall show all existing and proposed utilities.
90. All utility services shall be underground.
91. The improvement plans shall be reviewed and signed by each of the respective utility
companies.
92. Prior to the recordation of the Final Map, letters shall be submitted from each of the
respective utility companies indicating that they have reviewed the Final Map for the
inclusion of any necessary easements.
93. Utilities shall be provided to each of the proposed lots.
94. This Vesting Tentative Map approval shall be granted for a period of 24 months. The 24-
months shall commence on the date of the final action on the map application by the City.
Time extensions can be granted for 12-months. Additional extension beyond the initial
12-month extension may be granted, provided that the life of the map approval does not
exceed a total of five (5) years from the initial map approval date.
95. The Final Map shall be recorded prior to issuance of building permits.
96. Storm drains in the public street shall be reinforced concrete pipe (RCP) and connected to
the existing public storm drain by means of a manhole.
97. Conditions, Covenants and Restrictions (CC&R's) for the subdivision shall be submitted
for review and approval by the Community Development Director and the City Attorney
and shall be recorded with the Final Map. .
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I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the foregoing
Resolution was duly and regularly introduced and adopted at a regular meeting of the City
Council of the City of San Rafael, held on Monday, the twenty-first day of October, 2002, by
the following vote, to wit:
AYES: Councilmembers: Cohen, Heller, Phillips and Mayor Coro
NOES: Councilmembers: None
ABSENT: Councilmembers: Mi 11 er
ABSTAIN: Councilmembers:None
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Xi .
JE M. LEONC I, City Clerk