1. business and industrial
2. construction

PLANNING COMMISSION
STAFF REPORT
November 18, 2014
Agenda Item:
Prepared by:
8.1
Thomas Last
DATA SUMMARY
Application Number:
Subject:
Location/ APN:
Applicant:
Representative:
Zoning/General Plan:
Environmental Status:
14PLN-17
An amendment to a previously approved Tentative Map,
specifically, to reduce the number of lots from 49 to 37 lots
and modify access to Ridge Road
2521 Ridge Road and 161 Upper Slate Creek Road / APNs
08-090-35 & 47
Towne Development of Sacramento, Inc.
Jeremy Goulart
R-1 PUD
City will utilize the previously approved Mitigated Negative
Declaration
BACKGROUND/PROJECT DESCRIPTION:
On June 26, 2007, the City Council approved a 49-lot residential subdivision on this
subject property. Two key provisions in the Council’s 2007 approval included: 1) a
density bonus for 12 additional lots since the applicant proposed to set aside 8 units as
affordable; and 2) a requirement to obtain access to the subdivision on Upper Slate
Creek Road, a private street owned by another person, rather than have direct access
to Ridge Road. Since the previous applicant could not attain an access easement to
Upper Slate Creek Road, the current applicant has modified the subdivision map to
provide access to Ridge Road via Ryan’s Lane as originally proposed. However, the
map still includes a stub road to Upper Slate Creek Road should access become
available in the future. Additionally, the applicant now proposes to subdivide the land
into 37 lots and not use the density bonus provision.
The revised map still maintains a loop road and a pedestrian access way to the Grass
Valley Ditch, a potential NID trail extension. A stub road is shown to Upper Slate Creek
Road should an easement be obtained in the future. The proposed revised map
removes a small pocket park, and modifies the architectural guidelines. The attached
guidelines include an overall bungalow style design theme, and provide guidance on
streetscapes, mass and form, building elevations, and materials and colors.
SITE DESCRIPTION AND ENVIRONMENTAL SETTING:
The 9.2 acre site is located on the south side of Ridge Road, between Hughes Road
and Upper Slate Creek Road. The site currently has two single family residences.
Vegetation on the property consists of foothill grassland, mixed foothill woodland and
Tentative Map Application 14PLN-17
1
Planning Commission
Meeting of November 18, 2014
urban landscape. The lot rises to a high point in the rear of the property with a gentle
slope towards Ridge Road. The elevation of the property ranges from 2,640 to 2,680
feet above sea level.
Surrounding land uses consist of single family homes to the north, south, east and west.
A mini-storage facility is also located to the north and the Alta Hill Reservoir, operated
by NID, is also located to the west.
ENVIRONMENTAL ANALYSIS:
The City prepared an Initial Study for the original project in accordance with the
California Environmental Quality Act (CEQA) Guidelines.
The study revealed the
project may result in significant impacts on the environment, but mitigation measures
were included to reduce these impacts to a level that was determined to be less than
significant. Therefore, the City adopted a Mitigated Negative Declaration.
When a Negative Declaration is adopted, the California Environmental Quality Act does
not require subsequent environmental work unless the City finds, based on substantial
evidence of the whole record, one of the following: 1) there are substantial changes in
the project that require major revisions to the negative declaration; 2) substantial
changes occur with respect to circumstances under which the project is undertaken
which requires major revisions to the negative declaration; or 3) new information of
substantial importance, which was not known at the time the negative declaration was
adopted, shows new or more severe impacts. The revised map does result in changes
to the original project. However, since the project reduces the overall density and the
amount of land disturbance is the same, there is a reduced level of overall impact than
what was anticipated with the approved project. Therefore, staff believes the revised
project does not warrant subsequent environmental review.
GENERAL PLAN, ZONING AND DESIGN ANALYSIS:
General Plan: The Grass Valley 2020 General Plan identifies the site as Urban Low
Density (ULD). The intent of this General Plan designation is to accommodate single
family homes at a density of 1 to 4 units per acre. At 9.2+ acres, the General Plan
would allow 37 dwelling units.
Zoning: The Zoning for the property is R-1 PUD. This zone is consistent with the ULD
General Plan land use designation. All of the lots meet the minimum lot size of 6,000
square feet and the lot dimension standards of the Development Code. As noted in the
Development Code, a public access way is still provided to a potential extension of the
Litton Trail that would run along Grass Valley Ditch on the south end of the site.
Staff’s main concern with the revised map is the treatment of the fencing along Ridge
Road. The City’s Development Code discourages the appearance of fenced or walled
in views. The original project included picket-style fencing along the Ridge Road
frontage. The revised proposal includes a combination of a six-foot tall fence and
landscaping to create some privacy and reduction in noise.
Staff understands the
need to balance privacy, safety and noise against creation of a neighborhood feel.
Tentative Map Application 14PLN-17
2
Planning Commission
Meeting of November 18, 2014
Therefore, the Planning Commission should consider the proposed treatment of this
area. This could include a smaller picket style fence and solid landscape hedge, a
decorative concrete or block wall, or wood fence along with an extensive landscape
area including trees and shrubs. The City will also need to consider the maintenance
of a landscape area along the Ridge Road frontage. Staff recommends the Planning
Commission reviews this part of the project and provides input at the meeting.
RECOMMENDATION:
Staff recommends the Planning Commission, by motion, approve Tentative Map
application 14PLN-17, subject to the findings and conditions noted below.
FINDINGS:
1. The City received a complete Tentative Map Application 14PLN-17 on September
11, 2014.
2. On November 18, 2014, the Planning Commission reviewed and considered
Tentative Map Application 14PLN-17.
3. On June 26, 2007, the City approved a Mitigated Negative Declaration for a 49-lot
subdivision on the same property for this project. Pursuant to Section 15162 of the
California Environmental Quality Act (CEQA) Guidelines, the City has determined
that the revised project does not require major revisions, there are no significant
changes in property or area circumstances, and no new information of substantial
importance is now known that was not known at the time the previous
environmental document was adopted. Therefore, no subsequent environmental
review is required.
4. This project is consistent with City’s General Plan.
5. The proposed Tentative Map complies with the Development Code and the zoning.
6. The design of the subdivision will not cause substantial damage to fish or wildlife or
their habitat.
7. The design of the subdivision will not cause serious public health or safety
concerns.
8. That the site is physically suitable for the type of development.
CONDITIONS OF APPROVAL: ATTACHED
Attachments:
1. Location Map
2. Site (APN) Map
3. Conditions of Approval
4. Tentative Map
5. Architectural Guidelines
cc:
Applicants via email
File
Tentative Map Application 14PLN-17
3
Planning Commission
Meeting of November 18, 2014
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TentativeKMap Application (14PLN-17) for Towne Development of Sacramento to amend an approved Tentative Map (06PLN-16,17)
andAreduce
the number of lots from 49 to 37 residential parcelsM located at 2521 Ridge Road and 161 Upper Slate Creek Road
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(APNs 08-090-35 & 47) in the R-1 / PD (Single FamilyOResidence
/ Planned Development) Zoning District.
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CONDITIONS OF APPROVAL
RIDGE MEADOWS APPLICATION 13PLN-17
AS APPROVED ON NOVEMBER 18, 2014
1.
Tentative Map Application 14PLN-17 shall expire and become null and void in
three years from this date, or November 18, 2017, or unless an extension is
granted by the Planning Commission or the map is eligible for any state or local
automatic extension.
2.
The project shall be constructed in accordance with the plans approved by the
Planning Commission for Tentative Map 14PLN-17 unless changes are approved
by the Planning Commission prior to commencing such changes, minor design
change may be approved by the Community Development Department as
determined appropriate by the Community Development Director.
3.
The applicant agrees to defend, indemnify, and hold harmless the City of Grass
Valley in any action or proceeding brought against the City of Grass Valley to
void or annul this discretionary land use approval.
PRIOR TO ISSUANCE OF GRADING PERMIT, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED:
4.
The applicant shall submit to the City Engineer for review and approval, an
improvements and grading plan prepared by a Registered Civil Engineer; shall
obtain a Grading Permit; and shall pay all appropriate fees for plan check and
inspection at the time of permit issuance. The grading and improvement plans
shall include roadway slopes and elevations, curb, gutters, sidewalks, street
lights, striping and signing, paving, water and sewer pipelines, storm drains, any
necessary raising of existing utilities, Ridge Road improvements and necessary
easements, in accordance with City Standards. Ridge Road improvements are
defined further in these conditions of approval.
On sheet 1 of the tentative map, a note mentions that permeable pavement and
walkways may be utilized. Permeable pavement in the public right-of-way will
not be allowed unless a design exception is approved by the City Council or the
City Engineer.
5.
The applicant shall submit to the City Engineer for review and approval, a
detailed Soils and Geology Report certified by a Civil Engineer registered in the
State of California and qualified to perform soils work. In addition to the
California Building Code requirements, the report shall specify the pavement
structural sections for the proposed roadways and existing roadway in relation to
the proposed T.I.’s. The grading plan shall incorporate the recommendations of
the approved Soils Report. Mitigation Measure 1
1
6.
The applicant shall submit to the City Engineer for review and approval, drainage
plans, hydrologic, and hydraulic calculations prepared by a Registered Civil
Engineer.
The drainage plans and calculations shall indicate the following
conditions before and after development:
Quantities of water, water flow rates, major watercourses, drainage areas and
patterns, diversions, collection systems, flood hazard areas, sumps and drainage
courses. Hydrology shall be in accordance with the City of Grass Valley
Improvement Standards and Specifications and Storm Drainage Master Plan.
Drainage improvements/channels downstream of the project must be evaluated
for capacity and improvements made at the developer’s expense, if needed.
Drainage easements will be required for downstream drainage facilities crossing
private property. Mitigation Measure 2
7.
In order to preclude significant impact to downstream properties, the applicant
shall limit the storm water run-off after development to the pre-development
conditions for the 10, 25, and 100 year storm events. The site drainage system
shall incorporate water/oil separators, or other approved methods to prevent site
contaminants from impacting downstream watersheds. Mitigation Measure 2
8.
Improvement Performance Security shall be submitted (if a subdivision
improvement agreement is not in place). The amount of the security shall be for
the sum of: 1) 100% of the cost of public improvements necessary to restore the
public right of way back to existing conditions or the cost of the public
improvements, whichever is less; 2) 10 % of the cost of erosion and
sedimentation control necessary to stabilize the site; 30 10% of the cost of tree
replacement; and 4) 100% of the cost to address any features which could cause
a hazard to the public or neighboring property owners if left in an incomplete
state. The minimum security amount shall be $500.00. The cost estimate shall be
provided to the Engineering Division for review and approval as a part of plan
submittal. All costs shall include a ten (10) percent contingency.
9.
If any of the improvements which the applicant is required to construct or install is
to be constructed or installed upon land in which the applicant does not have title
or interest sufficient for such purposes, the applicant shall do all of the following
at least 60 days prior to the filing of the final or parcel map for approval pursuant
to Government Code Section 66457:
a)
Notify the City of Grass Valley in writing that the applicant wishes the City
to acquire an interest in the land which is sufficient for such purposes as
provided in Government Code Section 66462.5;
b)
Supply the City with (i) a legal description of the interest to be acquired, (ii)
a map or diagram of the interest to be acquired sufficient to satisfy the
requirements of subdivision (e) of Section 1250.310 of the Code of Civil
2
Procedure, (iii) a current appraisal report prepared by an appraiser
approved by the City which expresses an opinion as to the current fair
market value of the interest to be acquired, and (iv) a current Litigation
Guarantee Report;
c)
Enter into an agreement with the City, guaranteed by such cash deposits
or other security as the City may require, pursuant to which the applicant
will pay all of the City's cost (including, without limitation, attorney's fees
and overhead expenses) of acquiring such an interest in the land.
10.
The applicant shall submit to the City Engineer for review and approval, a traffic
report identifying the T.I.‘s for the developments roadways and for that portion of
Ridge Road fronting the property.
11.
The project applicant shall incorporate BMPs to control erosion and
sedimentation of the canal during grading and installation of infrastructure, during
all construction activities, and during project operation. The final drainage report
(submitted per City requirements) shall include descriptions and/or plan drawings
demonstrating the use of BMPs. BMPs for this project shall include the following
measures, but may also include additional or alternative measures as determined
appropriate and as approved by the City of Grass Valley:
a)
b)
c)
d)
e)
A Dust/Erosion Control Plan shall be submitted for review and approval to
the Northern Sierra Air Quality Management District and the City of Grass
Valley prior to the issuance of any grading permits. The plan shall comply
with city standards and must be implemented for any construction to take
place between October 15 and May 15 of any 12-month period.
Grading activities shall be timed to minimize the amount of exposed areas
during the wet season. By mid-October, all areas that have been graded
and that will remain undeveloped during the rainy season shall be
revegetated with compatible native vegetation and secured from the
possibility of erosion.
Streets adjacent to each construction and demolition site shall be kept
clean of project dirt, mud, materials, and debris during the construction
and demolition periods.
Measures to prevent eroded soil from entering the canal shall be
employed, including: placement of hay bales or other acceptable materials
such as sediment barriers, installation of temporary earth berms, use of
fabric silt fences, spreading hay or straw on exposed area, development of
temporary settling areas, and use of other means for slowing runoff and
reducing sediment loads. Sediment collected at the erosion control sites
shall be collected and disposed of once revegetation has become
established. Specifications for silt fencing shall be included on final
grading and dust/erosion plans for each project area.
The final landscaping plans shall include landscaping treatment for any cut
and fill banks to minimize soil erosion in these areas. Landscaping
3
f)
g)
materials shall include drought-tolerant ground cover as well as a variety
of trees and shrubs.
Infrastructure shall be designed to minimize drainage concentration from
impervious surfaces.
Storm drainage from onsite impervious surfaces shall be collected and
routed through specifically designed vaults and filters for entrapment of
sediment, debris, and oils/greases as approved by the City of Grass
Valley. Maintenance of these facilities shall be provided by the Ridge
Meadows Homeowners Association, unless and until the facilities are
accepted by the City for maintenance. Contractual evidence of a monthly
maintenance program shall be provided to the city upon request.
Mitigation Measure 3
12.
The applicant shall offer to dedicate to the City for public use, all the public
streets right-of-way or easements necessary to install, maintain, and re-install all
public improvements described on the tentative map plans.
13.
The project applicant/developer shall prepare and implement a post-development
Stormwater Management Plan (SWMP) in accordance with the NPDES Phase II
Rule. The components of the SWMP shall include protection from flooding,
protection and enhancement of the stream environment, prevention of erosion
and adverse effects on water quality, incorporation of regional stormwater
management goals, and minimization of the project’s potential adverse impacts.
BMPs shall be included in the plan, as well as a mitigation monitoring program to
ensure long-term success of the BMPs. The purpose of this mitigation measure
is to provide a plan for ensuring that structural BMPs constructed as part of the
proposed project are maintained appropriately such that they continue to perform
their intended function as long as the project site is occupied. The SWMP shall
address site-specific drainage characteristics, stormwater conveyance systems,
discharge points, potential sources of runoff quality impacts, specific structural
BMPs that have been constructed as part of the project, recommended
operational BMPs, a maintenance program for structural BMPs, a monitoring
program designed to evaluate the need for BMP modifications or additional
BMPs, and identification of specific parties responsible for implementing each
part of the plan. Specific BMPs shall be developed in consultation with the City
of Grass Valley and based upon the State Water Resources Control Board
general guidelines for development of BMPs. Examples of Best Management
Practices that could be incorporated into the SWMP include the following:
a)
b)
Direct roof runoff to grassy areas and away from paved areas or storm
drains to promote overland flow of stormwater runoff and reduce velocities
and peak flow rates;
Provide vegetative swale or buffer areas, which could be incorporated into
landscaped areas, to slow down runoff velocities and allow sediments and
other pollutants to settle;
4
c)
d)
e)
f)
g)
h)
i)
14.
Install hydrodynamic separators or filter-type inserts in storm drain inlets
or catchbasins to remove pollutants from stormwater;
Provide in-line storage of stormwater to reduce peak discharge, allow
settling of pollutants, and reduce potential for downstream erosion;
Provide enclosed trash areas;
Perform street cleaning to remove potential debris and pollutants that
could be picked up and conveyed by stormwater;
Incorporate landscaping into the design;
Prevent contact of stormwater with potentially contaminated facilities
either by redirecting flows or providing other protection; and
Develop and implement a maintenance program for the storm drain
system and stormwater detention basins. Mitigation Measure 4
A Dust Mitigation Plan shall be submitted for review and approval by the
Northern Sierra Air Quality Management District and City Engineer. Dust
mitigation measures shall be implemented in accordance with the approved Dust
Mitigation Plan. The dust mitigation plan and improvement plans shall include the
following notes:
a)
b)
c)
d)
e)
f)
g)
h)
The applicant shall be responsible for ensuring that all adequate dust
control measures are implemented in a timely manner during all phases of
project development and construction.
All material excavated, stockpiled, or graded shall be sufficiently watered,
treated, or covered to prevent dust from leaving the property boundaries
and causing a public nuisance or a violation of an ambient air standard.
Watering should occur at least twice daily, with complete site coverage.
All land clearing, grading, earth moving, or excavation activities on the
project shall be suspended as necessary to prevent excessive windblown
dust when winds are expected to exceed 20 mph.
All inactive portions of the development site shall be covered, seeded, or
watered until a suitable cover is established. Alternatively, the applicant
shall be responsible for applying City approved non-toxic soil stabilizers
(according to manufactures specifications) to all inactive construction
areas (previously graded areas which remain inactive for 96 hours) in
accordance with the local grading ordinance.
All areas with vehicle traffic shall be watered or have dust palliative
applied as necessary for regular stabilization of dust emissions.
All material transported off-site shall be either sufficiently watered or
securely covered to prevent public nuisance.
Paved streets adjacent to the project shall be swept or washed at the end
of each day, or as required to remove excessive accumulations of silt
and/or mud which may have resulted from activities at the project site.
No burning of waste material or vegetation shall take place on-site.
Mitigation Measure 6
5
15.
The project developer shall adhere to the following tree protection measure as
noted on the project site plans during any construction activities for this project:
All trees to be saved shall be enclosed by a construction barrier placed around
the dripline zone of the tree. The construction barrier shall consist of four-foot tall
mesh safety fencing in a bright color. The fencing shall be tied to six-foot tall
metal poles spaced a maximum of twenty feet apart. Each pole shall be placed
with two feet below the surface of the ground.
This measure and accompanying drawing shall be included on all final grading
and construction plans.
16.
If trees to be removed are 6” or greater in diameter, are classified to be in Group
A or B per the California Forest Practice Rules, and are on timberland, the
applicant shall obtain one of the following harvest document(s) from the
California Department of Forestry and Fire Protection and submit a copy of the
approved document to the City:
a)
Less Than 3 Acre Conversion Exemption. Any project with less than 3
acres of land disturbance may qualify (see 14 CCR 1104.1 (a)(2) for
conditions).
b)
Timberland Conversion (PRC4621) and Timber Harvest Plan (PRC.4581).
Any project with 3 acres or greater or that do not meet the conditions in 14
CCR 1104.1 (a)(2).
17.
The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) to
the City for acceptance, file a Notice of Intent with the California Water Quality
Control Board and comply with all provisions of the Clean Water Act. Mitigation
Measure 5
18.
The applicant shall install street light standards and luminaries of the design,
spacing, and locations approved by the City Engineer.
19.
No trucks may transport excavated material off-site unless the loads are
adequately wetted and either covered with tarps or loaded such that the material
does not touch the front, back, or sides of the cargo compartment at any point
less than six inches to the top of the cargo compartment. Also, all excavated
material must be properly disposed of in accordance with the City’s Standard
Specifications.
20.
The applicant shall submit sewer calculations for the proposed development and
any calculations necessary to verify the existing sewer system’s ability to carry
the additional flow created by the development. If improvements to the Slate
Creek Lift Station are required to accommodate the projects additional flow, it will
be the responsibility of the developers.
21.
The public sewer lines shall be sized such that surrounding properties, such as
those properties previously identified in the proposed Slate Creek Sewer
6
Assessment District will be able to connect to the sewer line. If the sewer line
must be oversized in order to allow the surrounding properties connection, the
developer may enter into an agreement for reimbursement per the Subdivision
Map Act.
22.
After completion of the grading and improvement installation, the following
reports, in accordance with the California Building Code, shall be submitted to
the City Engineering Department:
a)
b)
c)
d)
23.
Prior to initiating grading and/or construction of the site improvements for the
project, the developer shall initiate the following:
a)
b)
c)
d)
e)
f)
24.
An as-built grading plan prepared by a Civil Engineer.
A report by the soils engineer including locations and elevations of field
density tests, summaries of field and lab tests, and any additional
substantiating data or comments.
A report by the engineering geologist including a final description of the
geology and any new pertinent information (may be combined with soils
engineer report).
A statement of conformance to said as-built plan and specifications from
the grading contractor.
A minimum of forty-eight (48) hours prior to commencement of grading
activities, the developer’s contractor shall notify both the Community
Development and Engineering Departments of the intent to begin grading
operations. Prior to notification, all grade stakes shall be in place
identifying limits of all cut and fill activities. After notification, Community
Development and Engineering staff shall be provided the opportunity to
field review the grading limits to ensure conformity with the approved
improvement and grading plans. If differences are noted in the field,
grading activities shall be delayed until the issues are resolved.
Placement of construction fencing around all trees designated to be
preserved in the project.
Submit for review and approval by the Fire Department, a Fire Safety
Plan.
Submittal of evidence to the Engineering and Community Development
Department that appropriate clearances have been secured, such as an
NPDES General Permit for Storm Water Discharges, from the California
Regional Water Quality Control Board.
Submittal of evidence to the Engineering and Community Development
Department that appropriate clearances have been secured from the
Northern Sierra Air Quality Management District.
Submittal of two copies of the signed improvement/grading plans.
Final landscape and irrigation plans shall be submitted for review and approval
by the Community Development Director prior to issuance of grading permits.
7
Landscape design shall comply with all provisions of the Grass Valley
Development Code. Landscaping and irrigation shall be installed in accordance
with the approved plans.
25.
Surveys shall be conducted by a qualified biologist for any nesting raptors and
special status species within the proposed development area. All surveys shall
be completed prior to issuance of a grading permit. Should any special status
species or nesting raptors be found onsite, the project applicant shall work with
the California Department of Fish and Game and/or the U.S. Fish and Wildlife
Service to establish appropriate mitigation measures to avoid or lessen any
impacts to special status species. If necessary, the project applicant and the
California Department of Fish and Game and/or the U.S. Fish and Wildlife
Service shall establish a mitigation program, which shall be submitted to the City
of Grass Valley Planning Division for approval prior to issuance of a grading
permit for the project site. If any nesting raptors are found onsite, the mitigation
program shall include preservation of active nest trees. Mitigation Measure 8
26.
Prior to issuance of any grading permits, the project developer shall prepare an
Asbestos Dust Mitigation Plan pursuant to CCR Title 17 Section 93105. The
Asbestos Dust Mitigation Plan must be submitted and approved by the Northern
Sierra Air Quality Management District (NSAQMD) prior to any surface
disturbance, including vegetation clearing. The Asbestos Dust Mitigation Plan
shall include the provisions of the Construction Emission, Asbestos Dust,
Fugitive Dust, and Erosion Control Plan. The Asbestos Dust Mitigation Plan shall
also include any additional measures required by the State of California or the
Northern Sierra Air Quality Management District. The Asbestos Dust Mitigation
Plan shall be approved by the Northern Sierra Air Quality Management District
prior to issuance of any grading permits. Mitigation Measure 9
27.
Prior to issuance of a grading permit, the applicant/developer shall locate all
staging areas for equipment as far as possible from existing residential areas.
The staging areas shall be indicated on the grading plans submitted to the City of
Grass Valley for review and approval. Mitigation Measure 10
28.
The Grading and Improvement Plans must be signed by a representative of the
Nevada Irrigation District (NID) before the City Engineer will approve the plans
and issue the Grading Permit.
29.
Ridge Road improvements will be per the approved Ridge Road Corridor plan. If
the Ridge Road Corridor improvements are not constructed prior to approval of
the grading and improvement plans, the grading and improvement plans must
include interim improvements along Ridge Road. Interim improvements along
Ridge Road must include asphalt dike and a 4-foot wide ADA approved path
adjacent to the asphalt dike and drainage improvements to address the
concentrated flows adjacent to the asphalt dike along the property’s frontage on
Ridge Road. The developer may also be required to evaluate and participate in
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other forms of financing mechanisms such as a Community Facilities District
(CFD) that would serve to address the roadway improvement costs and
subsequent long-term maintenance costs. If the financing mechanisms are not in
place prior to issuance of the grading and improvement plans, the applicant must
have approved plans for and construct the frontage improvements fronting the
development along Ridge Road.
30.
If the Ridge Road Corridor improvements are not constructed prior to approval of
the grading and improvement plans, the grading and improvement plans must
include an interim four way stop at Ridge Road and Slate Creek Road. The plan
must be approved by the City Engineer as part of the Grading Permit and the
improvements must be constructed prior to the issuance of occupancy for any
home.
31.
Per the Development Code, the Grading Permit shall expire one (1) year from the
effective date of the permit unless an extension is granted by the City Engineer
(for up to 180 days).
DURING CONSTRUCTION, THE FOLLOWING CONDITIONS SHALL APPLY:
32.
That prior to any work being conducted within the State, County or City right-ofway, the applicant shall obtain an Encroachment Permit from the appropriate
Agency.
33.
If any hazardous waste is encountered during the construction of this project, all
work shall be immediately stopped and the Nevada County Environmental Health
Department, the Fire Department, the Police Department, and the City Inspector
shall be notified immediately. Work shall not proceed until clearance has been
issued by all of these agencies.
34.
Prior to final preparation of the subgrade and placement of pavement base
materials, all underground utilities shall be installed and service connections
stubbed out behind the hardscape improvement. Public utilities, Cable TV,
sanitary sewers, and water lines, shall be installed in a manner which will not
disturb the street pavement, curb, gutter and sidewalk, when future service
connections or extensions are made.
35.
Both temporary and permanent erosion control plans shall be submitted for
review and approval along with the grading plan. Permanent erosion control
measures shall include hydro-seeding of all graded slopes within 60 days of
completion of grading. Erosion control measures shall be installed prior to
October 15.
36.
Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and/or geologic investigation report, or where
such conditions warrant changes to the recommendations contained in the
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original soil investigation, a revised soil or geologic report shall be submitted by
the applicant, 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.
37.
Prior to placing the initial lift of asphalt and after all aggregate base is placed, all
public sewer pipelines and storm drain pipelines shall be video inspected at the
expense of the contractor/developer. All videotapes shall be submitted to the
City. If any inadequacies are found, they shall be repaired prior to the placement
of the final lift of asphalt.
38.
The contractor shall comply with all Occupational Safety & Health Administration
(OSHA) requirements.
39.
If grading or other construction operations unearth archeological or historical
Artifacts or resources, construction activities shall cease. The Planning Division
shall be notified of the extent and location of discovered materials so that they
may be recorded by a qualified archaeologist. Disposition of artifacts shall
comply with state and federal laws. A note of this requirement shall be clearly
delineated on the grading and building plans of the project.
PRIOR TO RECORDING THE FINAL MAP, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
40.
A Grading Permit, as described above, shall be issued by the City Engineer and
all improvements described on the plans shall be completed or the applicant shall
enter into an agreement with the City Engineer to complete the grading and
public improvements; and shall post sufficient surety guaranteeing the
construction of all grading and improvements shown on the plans. Any
necessary right-of-way required to complete the improvements will be acquired
by the applicant at his/her expense.
41.
The applicant shall submit to the City Engineer for review and approval a Final
Map prepared by a Licensed Surveyor, or Registered Civil Engineer licensed to
survey in the State of California, in accordance with the California Subdivision
Map Act; and shall pay all appropriate fees for map check and recording.
42.
Landscaping installed as part of the project along Ryan’s Lane and Ridge Road
will be maintained through a developer created Landscaping and Lighting District
in accordance with the State of California Landscaping and Lighting Act. Prior to
the recordation of the Final Map, the applicant shall provide all documentation
and pay all necessary City costs and fees for the formation of a Lighting and
Landscaping District for the subdivision. The new Lighting and Landscaping
must be incorporated into the City’s RESIDENTIAL LANDSCAPING AND
LIGHTING DISTRICT NO. 1988-2.
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Prior to the recordation of the Final Map, the applicant shall provide all
documentation and pay all necessary City costs and fees for the formation of a
Maintenance District for the maintenance of the subdivision’s detention basin.
43.
The project applicant/developer shall pay their fair share for the improvements at
the intersection of Ridge Road/Sierra College Drive/Morgan Ranch Road.
Mitigation Measure 7
44.
Subdivider shall dedicate land, or pay a fee in-lieu of dedication, for park and
recreation purposes in accordance with the City’s Subdivision Ordinance.
45.
Subdivider shall provide an easement along the Grass Valley Ditch to the City for
the purpose of a trail connection to the Litton Trail.
46.
Lot lines for those lots adjacent to Ridge Road may need to be adjusted to allow
for the construction of the sidewalk and bus stop along Ridge Road. The bus
stop pullout area must be designed to be at least eight (8) feet wide, not including
the bike lane, fifty (50) feet long, a minimum of thirty (30) foot tapers, and have a
bus stop pad installed to Nevada County and ADA standards.
47.
If the applicant desires to record the Final Map prior to completion of the grading
and improvements as shown on the approved grading and improvement plans,
the applicant shall enter into an agreement to complete the grading and public
improvements; and shall post sufficient surety guaranteeing the construction of
all of the improvements, in accordance with the City’s Development Code and
the California Subdivision Map Act. The applicant must supply the City with a
cost estimate, prepared by a licensed Civil Engineer, for all improvements shown
on the grading/improvement plans. The cost estimate must be approved by the
Engineering Division. The City will then prepare an agreement which will require
City Council approval and will be required to be recorded prior to Final Map
approval.
PRIOR TO ACCEPTANCE OF PUBLIC IMPROVEMENTS AND EXONERATION OF
BONDS, OR OTHER FORM OF SECURITY, THE FOLLOWING CONDITIONS SHALL
BE SATISFIED:
48.
Sufficient surety (Maintenance Bond) guaranteeing the public improvements for a
period of one year shall be provided.
49.
"As-built" plans, signed by the Engineer of Record, must be submitted to the City
Engineer's office on Mylar and a CD with an AutoCAD (or equivalent) drawing of
the public improvements.
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PRIOR TO THE ISSUANCE OF BUILDINGS PERMITS, THE FOLLOWING
CONDITIONS SHALL BE SATISFIED:
50.
An on-site system of fire hydrants will need to be installed every 500 feet along
the roadway access to all areas. Minimum fire flow of 1000 (one-thousand)
gallons per minute @ 20 psi residual will be needed for all structures enclosed
floor space, including the garages, up to 3600 (three-thousand-six-hundred)
square feet. Larger fire flow will be needed for larger structures.
51.
The fire hydrant system shall be installed and operating prior to any building
materials for the structures being brought to the site.
52.
All flammable, combustible and ladder fuels on the property, within 100 feet of
any structure shall be removed.
53.
Fire roadway access, during construction, shall designed to handle fire
equipment, and will be reviewed by the Fire Department.
54.
Prior to the issuance of the Building Permit, the applicant shall address all
necessary water connections to Nevada Irrigation District. The connection shall
include the water service line and meters for each unit.
PRIOR TO ISSUANCE CERTIFICATE OF OCCUPANCY:
55.
The applicant shall either install the four-way stop at the Ridge Road and Slate
Creek Intersection, or pay their fair share for those intersection improvements as
determined by the City Engineer. Plans for the Ridge Road and Slate Creek
Intersection improvements shall be reviewed and approved by the City Engineer.
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