Meeting Date: OCTOBER 07, 2014
Agenda Item #8. Discussion/City Council Direction – Gallo 10 Lot Subdivision – Project Conditions.
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TO: Jose Antonio Ramirez, City Manager FROM: Mario B. Gouveia, City Engineer
SUBJECT: Conditions of Approval for Gallo Commercial Subdivision DATE: August 25, 2014
CC: Jose Sanchez, City Attorney Holly Owen, City Planner
The following are Engineering’s conditions of approval for the proposed tentative map for the Gallo Commercial Subdivision and the extension to the 1997 development agreement between Joseph E. Gallo and the City of Livingston. The list for public improvements herein sets forth the general scope of work only and does not include specific requirements to adequately serve the proposed commercial subdivision. A detailed set of improvements would be determined with subsequent project approvals.
1. All minimum conditions of subdivision approval in the Subdivision Ordinance are included by reference.
2. The final map shall comply with all provisions of the Subdivision Map Act.
3. A final map shall be prepared by a California licensed land surveyor or registered civil engineer and be filed within 24 months from the approval of the tentative subdivision map by the City Council.
4. Subdivider shall apply for a City of Livingston Site Plan/Design Review (SPDR) for approval by the City Engineer and City Planner. An SPDR shall be required for each phase of the project or development of individual parcels.
5. Prior to approval of the Tentative Subdivision Map, subdivider shall prepare and submit all required California Environmental Quality Act studies as determined by the City Planner and pursuant to the amendment of the 1997 development agreement.
6. Prior to approval of the Final Map and recording thereof, all necessary dedications for rights of way and easements shall be provided to the City of Livingston, public utility companies, and other affected agencies.
7. Prior to approval of the Final Map, improvements plans for streets, utilities, drainage facilities, survey monuments, and grading shall be submitted for the City Engineer’s approval.
8. Public improvements shall conform to the latest edition of the City of Livingston Improvement Standards and any modifications thereto approved by the City Engineer in place at the time of construction. Improvements shall conform to other City adopted documents including the General Plan and Utility Master Plans. The work shall comply with all applicable State, Federal, and local laws and regulations.
Memorandum Page 2
9. A soils report prepared by a California registered geotechnical engineer shall be submitted to the City Engineer as part of the improvement plans. The soils report shall include recommendations for the structural sections for streets, excavation, compaction, clearing, and grubbing requirements.
10. Prior to approval of the improvement plans, subdivider shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and file the Plan with the California Water Resources Control Board for approval of construction activities for the project. The filing and approval of a SWPPP and amendments thereto shall be required for each phase of the project or development of individual parcels.
11. Prior to approval of the improvement plans, subdivider shall prepare a Dust Control Plan (DCP) and file the Plan with the San Joaquin Valley Air Pollution Control District for approval of construction activities for the project if required. The filing and approval of a DCP and amendments thereto shall be required for each phase of the project or development of individual parcels as required by said agency.
12. Prior to the issuance of grading and encroachment permits, subdivider shall pay the permit fee, plan check and inspection fees, and furnish improvement securities pursuant to the City’s improvement standards, municipal code, and ordinances. Improvement securities will be in accordance with standard set for in the California State Subdivision Map act and the City’s Municipal Code.
13. Prior to the issuance of a building permit, subdivider shall pay all development impact fees as specified in the amendment to the 1997 development agreement and pursuant to the City’s municipal code, ordinances, and resolutions. The fee assessment shall include all applicable fees for Municipal Facilities, Police, Fire Protection, Streets and Bridges, Water, Domestic Wastewater, Storm Drainage, and Parks. Fees shall be based on building permit applications for project or development of individual parcels and paid at the time of the issuance of each permit.
14. The subdivision parcels shall be annexed to the City’s Landscape and Lighting Maintenance District and Community Facilities District for all required and applicable assessments, or, at the City’s discretion, subdivider will agree to form a new landscape and lighting maintenance district and/or community facilities district for the parcels.
15. Subdivider shall coordinate and obtain all required approvals from the County of Merced, Merced Irrigation District, and any other stakeholders affected by the work.
16. Public Improvements: Streets
Dedicate rights of way and public utility/pedestrian easements for Del Rio Avenue, Joseph Gallo Drive extension, and Bella Vista Court and construct street improvements pursuant to Commercial Collector standards or as approved by the City Engineer. Roadway improvements shall include pavement section, curb, gutter, sidewalk, curb ramps, driveways, cul-de-sacs, street lighting, signage, and striping.
Widen and improve the north side of "B" Street pursuant to Arterial standards. Dedicate rights of way and easements pursuant to Arterial standards and as required for street improvements and public utilities along the north side of "B" Street.
Widen and improve the east side of Robin Avenue pursuant to Collector standards. Dedicate rights of way and easements pursuant to Collector standards and as required for street improvements and public utilities along the east side of Robin Avenue.
Memorandum Page 3
Improve intersection of "B" Street and Robin Avenue as required to handle existing traffic plus project. Install traffic control improvements .such as signage, stop signs, pavement markings and directional lines as necessary and approved by the City Engineer.
Construct intersection of Joseph Gallo Drive and Robin Avenue as required to handle existing traffic plus project. Traffic control improvements may consist of stop signs, roundabout, or traffic signal.
17. Public Improvements: Water System
Construct water mains, fire hydrants, blowoffs, sampling stations, and lateral connections as necessary to serve each lot.
Lateral services for domestic, irrigation, and fire protection shall include shutoff valves, corporation stops, water meters, backflow preventers, post indicator valves, and fire department connections as applicable. These items will be installed during the individual lot improvements and through the building permit process.
Construct 8-inch minimum size water mains on City streets and looped as needed to support the proposed development plan and as required by the City Engineer. Pipe sizes greater than the minimum shall be determined from hydraulic calculations and/or modeling studies, consistent with the existing network grid, or as recommended from the Water Master Plan.
Construct and/or extend water mains on Joseph Gallo Drive, Del Rio Avenue, Bella Vista Court, "B" Street, and Robin Avenue. Current layout for parcels and services for project do not warrant a water main extension or loop along Robin Avenue.
Connect to existing system at "B" Street and Joseph Gallo Drive. Public Improvements: Sewer System
Construct sewer lines, lift stations, manholes, and lateral connections as necessary to serve each lot.
Lateral connections shall include cleanouts, pre-treatment systems (i.e. oil/sand separator, grease trap, etc.), and backwater valves as applicable to the occupancy of each lot and determined at the building permit stage.
Construct 8-inch minimum size sewer mains on City streets unless approved otherwise by the City Engineer. Pipe sizes greater than the minimum shall be determined from hydraulic calculations and/or modeling studies, consistent with the existing network grid, or as recommended from the Sewer Master Plan.
Construct and/or extend sewer mains on Joseph Gallo Drive, Del Rio Avenue, Robin Avenue and Bella Vista Court. Current layout for parcels and services for project do not warrant a sewer main extension along Robin Avenue.
Connect to existing system at "B" Street and/or Joseph Gallo Drive as approved by the City Engineer. Convey sanitary wastewater via a gravity flow system unless a lift station is required at points of connection due to topography restrictions.
Extend sewer main on Bella Vista Court to point of connection on "B" Street within a utility easement appropriately sized for construction and maintenance purposes.
18. Public Improvements: Storm Drainage
Construct storm drain lines, manholes, drain inlets, catch basins, detention basins, outfalls, lift stations, and lateral connections as necessary to serve each lot.
Memorandum Page 4
Construct storm sewers on City streets as determined from hydraulic calculations and/or modeling studies, consistent with the existing network grid, or as recommended from the Storm Drain Master Plan.
All runoff from City streets shall be contained within the public rights of way or easements and disposed onto existing or future regional storm drainage facilities or to other facilities agreeable to the City and subdivider.
Runoff from development properties shall be conveyed to the City’s storm drain facilities via underground pipes.
Unless located within a City approved easement, the existing storm drain line traversing multiple proposed parcels with discharge at the Gallo basin shall be abandoned and re-routed along the proposed City streets to the existing or new point of discharge.
Dispose of all on-site and street runoff to the existing storm basin on the northeast corner of "B" Street and Robin Avenue (Gallo basin). Verify the basin has excess capacity to handle additional runoff from the project. Provide instrument for dedication of basin capacity to the City and rights for encroachment of the basin facility by the City.
Improvements to the existing Gallo basin as a result of the new configuration requirements and the increased runoff volumes shall comply with the City standards and Phase II MS4 regulations from the California Water Resources Control Board effective July 1, 2013 (Permit Order No. 2013-0001- DWQ).
Subdivider shall master plan the bypass facilities (i.e. dedicate easement, construct stub outs, etc.) for construction by others to convey storm runoff from the basin to the future regional storm drainage facilities or to other facilities agreeable to the City and subdivider. When required for development of the parcels overlying the existing basin.
19. Public Improvements: Landscaping
Construct landscaping and irrigation facilities for raised medians or parkway strips as applicable. Landscaping of individual parcels shall be associated and completed at the time of development of each individual parcel.
20. Public Improvements: Utility Services
Provide utility services to each lot including electric power, gas, telephone, and cable television. Construct utilities underground within the street rights of way or easements