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HomeMy WebLinkAboutTC Res 2012-02-15 (2)RECORDING REQUESTED RETURN TO: TOWN CLERK TOWN OF TIBURON 1505 TIBURON BOULEVARD TIBURON, CA 94920 RESOLUTION NO. 09-2012 ~0 1 ='-00 1 67 1 a Recorded Official Records County of Marin RICHARD N. BENSON yssessor-Recorder County k*.1er k 11:23M 16-Mar-2012 REC FEE B. 00 a Page i of 43 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON AMPLIFYING AND SUPPLEMENTING PROVISIONS OF TITLE IV, CHAPTER 16 SECTION 16-21.020 (F) OF THE TIBURON MUNICIPAL CODE (ZONING) WITH RESPECT TO PLANNED DEVELOPMENT #20 BY APPROVING A PRECISE DEVELOPMENT PLAN (ALTA ROBLES PDP) AND ADOPTING A MITIGATION MONITORING PROGRAM ASSESSOR PARCEL NOS. 039-021-13 and 039-301-01 WHEREAS, the Town Council of the Town of Tiburon does resolve as follows: Section 1. Findings. A. The Town of Tiburon has designated 52.21-acres of land located between Paradise Drive and Hacienda Drive Road as Residential Planned Development (RPD) on the Zoning Map and in the zoning regulations of the Tiburon Municipal Code, Title IV, Chapter 16, at Section 16-14.020 (B), with a further zoning designation of Planned Development #20 on the Planned Development Map in the aforesaid Section. All future Tiburon Municipal Code Section references in this resolution and its attachments shall be to Title IV, Chapter 16 (Zoning) unless otherwise specified. B. Tiburon Municipal Code Section 16-21.030 (D[3]) provides zone regulations for the RPD zone, specifying the approval of a Precise Development Plan prior to subdivision, - grading, or the making of improvements on property so designated. Basic zoning parameters such as density of development, floor area limits, height limits, and setbacks are to be specified in an approved Precise Development Plan for the property, based on site-specific characteristics to which an appropriate amount and layout of development may be tailored. The intent of the RPD zone is set forth as follows: The Residential Planned Development (RPD) Zone is intended to protect and preserve open space land as a limited and valuable resource without depriving owners of a reasonable use of their property for residential purposes. The regulations of the zone are designed to insure, to the extent feasible, the conservation of natural resources and the retention of land in its natural or near TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 RECORDING REQUESTED RETURN TO: TOWN CLERK TOWN OF TIBURON 1505 TIBURON BOULEVARD TIBURON, CA 94920 RESOLUTION NO. 09-2012 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON AMPLIFYING AND SUPPLEMENTING PROVISIONS OF TITLE IV, CHAPTER 16 SECTION 16-21.020 (F) OF THE TIBURON MUNICIPAL CODE (ZONING) WITH RESPECT TO PLANNED DEVELOPMENT #20 BY APPROVING A PRECISE DEVELOPMENT PLAN (ALTA ROBLES PDP) AND ADOPTING A MITIGATION MONITORING PROGRAM ASSESSOR PARCEL NOS. 039-021-13 and 039-301-01 WHEREAS, the Town Council of the Town of Tiburon does resolve as follows: Section 1. Findings A. The Town of Tiburon has designated 52.21-acres of land located between Paradise Drive and Hacienda Drive Road as Residential Planned Development (RPD) on the Zoning Map and in the zoning regulations of the Tiburon Municipal Code, Title IV, Chapter 16, at Section 16-14.020 (B), with a further zoning designation of Planned Development #20 on the Planned Development Map in the aforesaid Section. All future Tiburon Municipal Code Section references in this resolution and its attachments shall be to Title IV, Chapter 16 (Zoning) unless otherwise specified. B. Tiburon Municipal Code Section 16-21.030 (D[3]) provides zone regulations for the RPD zone, specifying the approval of a Precise Development Plan prior to subdivision, grading, or the making of improvements on property so designated. Basic zoning parameters such as density of development, floor area limits, height limits, and setbacks are to be specified in an approved Precise Development Plan for the property, based on site-specific characteristics to which an appropriate amount and layout of development may be tailored. The intent of the RPD zone is set forth as follows: The Residential Planned Development (RPD) Zone is intended to protect and preserve open space land as a limited and valuable resource without depriving owners of a reasonable use of their property for residential purposes. The regulations of the zone are designed to insure, to the extent feasible, the conservation of natural resources and the retention of land in its natural or near TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 natural state in order to, among other things, assist in the containment of urban sprawl and protect the community from the hazards of fire, flood, seismic and other catastrophic activity, and to otherwise implement the goals and policies of the General Plan. C. Tiburon Municipal Code Section 16-52.060 (B) establishes the Precise Development Plan purposes as follows: 1. To provide for review by the Town a detailed development proposal for a designated area with unique site characteristics or environmental conditions, in both written and graphic form, to ensure that new development in such areas is compatible with the existing land uses, development standards (including but not limited to, setbacks or building envelopes, coverage limits, and height limits) and identified constraints; 2. To demonstrate consistency of a development proposal with the goals and policies of the General Plan; 3. To preserve and conserve critically limited open space for the protection of the ecology and the environment, and to safeguard against the adverse impacts of fire, noise, water pollution, the destruction of scenic beauty and hazards related to geology, fire and flood, while at the same time providing a reasonable use of the land. Section 16-52.060 (E) sets forth principles to be applied in the review of Precise Development Plan applications. Section 16-52.060 (D) declares approval of a Precise Development Plan by the Town Council to be a legislative act. D. The Town of Tiburon has received and considered an application filed by Irving & Varda Rabin for a Precise Development Plan (the Alta Robles Precise Development Plan) to augment 4nd supplement provisions of Section 16-21.030(D[3]) of the Tiburon Municipal Code specific to Planned Development #20 by proposing the development of fourteen single family lots and appurtenant improvements, and three open space parcels, on an approximately 52.21-acres of land. The proposed Alta Robles Precise Development Plan would establish a maximum density of 0.27 dwelling units per acre (exclusive of any secondary dwelling units), and provide a basic layout and RPD zoning district parameters for the property, including but not limited to, permanent open spaces, building footprints, residential use areas, height limits, and floor area limits. E. The Alta Robles Precise Development Plan application consists of File #30701, on file with the Town of Tiburon Community Development Department. The official record for this project is hereby incorporated and made part of this Resolution. The record includes the staff reports, minutes, application materials, and all comments and materials received at the public hearings. TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 2 F. The Planning Commission held duly noticed public hearings on the Precise Development Plan application on January 26 and April 13, 2011. On April 27, 2011, the Planning Commission adopted Resolution No. 2011-10 recommending to the Town Council conditional approval of the project with, among other modifications, the elimination of Lots 8, 91 10 and 13. G. An Environmental Impact Report (EIR) analyzing the project was certified by the Town Council on August 3, 2011. H. The Town Council has previously and by separate resolution adopted Findings of Fact pursuant to the California Environmental Quality Act and has adopted findings of overriding considerations to approve the project despite remaining significant environmental effects. 1. The Town Council held a duly noticed public hearing on the Precise Development Plan application on August 3, 2011, at which it heard and considered testimony from interested persons. The Town Council subsequently deliberated further on the application at public meetings held on August 31, 2011, November 16, 2011, and February 15, 2012. The Town Council finds, based upon application materials and analysis presented in the staff report and the certified Final EIR that the proposed project, as modified by conditions of approval, is on balance consistent with and furthers the goals and policies of the Tiburon General Plan and in conformance with provisions of the Tiburon Zoning Ordinance. The facts in support of this finding are set forth in the official record for this project. J. The Town Council finds that the specific design characteristics of the proposed homes, as presented by the applicant, are a critical factor in the Town's approval of the project. The applicant has publicly agreed, and it is mutually understood between the Town and the applicant, that the homes to be constructed on Lots 2 through 14 shall be closely based on, and in exterior appearance shall resemble as closely as possible, the homes as shown in the Alternative 6 drawings revised through January 25, 2012, as presented to the Town Council on February 15, 2012, as may be modified pursuant to Condition No. 2 of this Resolution. Section 2. Conditional Approval of Precise Development Plan. BE IT FURTHER RESOLVED that the Town Council hereby approves the Alta Robles Precise Development Plan (PD #20) subject to the following conditions and modifications: 1. Contents. The approved Alta Robles Precise Development Plan shall consist of the following: Precise Development Plan for Alta Robles, Tiburon, California, including Architectural Design Guidelines prepared by IPA, Inc., dated March 1, 2007; plans prepared by CSW/Stuber-Sroeh Engineering Group, Inc., TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 3 dated 05-08-07; and the Alta Robles Precise Development Plan (a.k.a. Alternative 6) prepared by Kao Design Group, January 25, 2012, and as amended and modified by mitigation measures and conditions of approval contained herein. 2. Modifications to Precise Development Plan. The following modifications shall be made to the Alta Robles Precise Development Plan application, as modified through Alternative 6, shall be modified as follows: a. No major accessory buildings or structures (including but not limited to buildings, detached garages and pools) shall be permitted between the significant ridgeline and a line parallel to the building footprint closest to the ridgeline for Lots 8, 9, 10, 11 and 12. b. No accessory buildings or structures (including buildings and detached garages) shall be permitted west of the significant ridgeline for Lot 12. Within ninety (90) days following the effective date of this Resolution, the applicant shall submit a complete set of the drawings and documents referenced above incorporating all changes required by the conditions of approval and project modifications made in this Resolution to the Community Development Department for review and acceptance as being in substantial conformance with this approval. This update shall also include and required changes to the Landscape, Tree Removal and Vegetation Management Plans prepared by Jim Catlin, Landscape Architect, dated March 2006 (16 sheets). 3. Lot 1 Parameters. Lot 1 is currently developed with an 8,000+ square foot single family dwelling, tennis court, pool, pond, garden and landscaped areas and other ancillary improvements. Lot 1 is subject to the 8,000 square foot floor area guideline limit as set forth in the Tiburon Municipal Code. The height limit for the main building is 28 feet and the tennis court must be unlighted. Any additional floor area on Lot 1 must first secure a floor area exception as set forth in Section 16-52.020(I) of the Tiburon Municipal Code, or successor sections thereto. Additional improvements on Lot 1 shall be confined to the residential use area except as otherwise approved herein. The Rabin Private Zone portion of Lot 1 shall be subject to the provisions of Condition No. 11 below regarding establishment of open space, scenic and/or resource conservation easements. No additional buildings are allowed in the Rabin Private Zone beyond the existing storage shed located adjacent to Lot 5, which may be maintained in good repair but may not be enlarged or the use altered without prior approval by the Planning Commission. 4. Maximum Density Established. In furtherance of Section 16-21.040 (C[2]) of the Municipal Code, this Precise Development Plan approval establishes a TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 4 maximum density of 0.27 dwelling units per acre (14 primary dwellings, not including any Town-approved secondary dwelling units incidental to primary dwellings) on the 52.21 acre site and is intended to reflect the ultimate development of the property. No additional subdivision for the purpose of creating additional lots and/or building sites is permitted, and a note to that effect shall be placed on the final subdivision snap. 5. Floor Area and Height Maximums Established. In furtherance of Section 16- 52.020 (I[3]) of the Municipal Code, this Precise Development Plan approval establishes the limit of "floor area, gross", as defined in Section 16-100.020 (F) therein (except that all basement area shall be counted as floor area), and "height", as defined in Section 16-100.020 (H) therein, that may be constructed on each lot as set forth in attached Exhibit A, incorporated herein. If any discrepancy between the approved drawings and Exhibit A exists, the latter shall control. It is understood that the floor area for each lot as specified above is a maximum allowable square footage, and the Town may, in its reasonable discretion in reviewing Site Plan and Architectural Review applications for each lot, approve a lesser amount of square footage and/or height. Exhibit A also establishes a floor area allowance not to exceed five hundred (500) square feet for the construction or installation of detached accessory buildings. The allowance shall not be used for detached garages, carports, or secondary dwelling units, but may be used for a pool house, cabana, tool/garden shed, or similar structure, the use of which is clearly subordinate and incidental to the main building. Detached accessory buildings shall not exceed fifteen (15) feet in height above grade. No additional floor area shall be granted for a secondary dwelling unit, which may only be permitted as an attached structure within the footprint and allowable floor area of the single-family dwelling on a lot. 6. Signiflcant Ridgeline Setback. No swimming pools, spas, or structures other than wood and wire fences, driveways, and retaining walls supporting driveways shall be allowed within fifteen (15) linear feet of significant ridgelines 5 and 6 as depicted on Sheets EXH 22 and 23 of the approved drawings. 7. Accessory Buildings and Fences. Accessory buildings or structures and other improvements, including patios, decks, pools, spas, fountains and water features, built-in barbeques, play structures, arbors, gazebos, tool sheds, fences, landscape walls, and parking areas shall be limited to the "residential use area" (RUA) of each lot as shown on the Sheets EXH 22 and 23 of the approved drawings. Fences shall not exceed six (6) feet in height and landscape walls shall not exceed four (4) feet in height. All such fences shall be a wood and wire design matching specifications approved herein. 8. Tennis Courts. Additional tennis courts (beyond the single existing court on Lot 1) are prohibited. TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 5 9. Common private open space. In furtherance of Section 16-21.040 (A) of the Municipal Code, this Precise Development Plan approval establishes a designation of "common private open space" for Lots A, B and C, and in furtherance of Section 16-21.030(D[3] of the Municipal Code, said Lots A, B, and C shall be protected by open space, scenic, and/or resource conservation easements to be offered for acceptance to the Town of Tiburon by separate instrument as part of the final map application. Said easements (if accepted) shall be recorded in conjunction with the recordation of the final map and their official records reference shall be placed on the final map. Said easements shall acknowledge, as necessary, any existing improvements (such as the three 19 foot- high water storage tanks on Lot C), any required roadway, drainage and/or utility easements and any landscape installation (e.g. entry landscaping, retaining wall screening, and mitigation planting) and maintenance agreements that are required as part of this Precise Development Plan approval or permits issued in reliance thereon. All easement or dedication documents associated with this Precise Development Plan approval shall be reviewed and approved by the Town Attorney and Director of Community Development prior to acceptance for filing of any final map application. 10. Improvements Outside of Residential Use Area. In furtherance of Section 16- 21.040 (A) of the Municipal Code, no improvements of any type, including fencing, shall be permitted on any lot outside of the approved RUA for each lot, with the exception of driveways, retaining walls necessary to support driveways, subdivision improvements and other improvements clearly contemplated by this Precise Development Plan approval, including the project's mitigation measures. 11. Lot Areas Outside the RUA. In furtherance of Section 16-21.030(D[3]) of the Municipal Code, all portions of private lots outside the RUA shall be protected by an open space easement or easements offered for acceptance to the Town of Tiburon by separate instrument as part of the final map application. Said open space easement or easements shall be recorded in conjunction with the recordation of the final map and their official records reference shall be placed on the final map. The open space easement limitations shall not apply to improvements clearly contemplated in this Precise Development Plan, such as, without limitation, the private roadways serving the subdivision; driveways, retaining walls necessary to support driveways; utilities; landslide repair devices and re-vegetation; drainage ditches; existing water tanks and other existing improvements, or other ancillary improvements necessary for installation of the subdivision improvements. 12. Rabin Private Zone on Lot 1. In furtherance of Section 16-21.030 (D[3]) of the Municipal Code, the area designated as Rabin Private Zone on Lot 1 shall be reserved for natural resource protection and scenic view preservation. A natural resource protection and scenic view preservation easement shall be offered for acceptance to the Town of Tiburon by separate instrument as part of the final map TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 6 application. Said easement shall be recorded in conjunction with the recordation of the final map and its official records reference shall be placed on the final map. Said easement shall acknowledge, if necessary, any existing improvements, any required roadway, drainage and/or utility easements and any landscape installation (e.g. mitigation planting) and maintenance agreements that are required or reasonably foreseeable in this Precise Development Plan approval. 13. Design Guidelines. All residential improvements constructed on the property shall substantially conform to the Alta Robles Architectural Design Guidelines dated 3/6/2007, as amended by this approval. Within ninety (90) days following the effective date of this Resolution, said Guidelines shall be updated and revised to reflect mitigation measures and conditions of approval herein to the satisfaction of the Director of Community Development. Said guidelines shall also be part of the draft CC&R's submitted for review and acceptance by the Town Attorney with the tentative subdivision map application and shall be recorded in conjunction with the final map. 14. House Designs and House Footprints. Individual house designs and house footprints submitted for Site Plan and Architectural Review approval for Lots 2 through 14 shall be closely based on, and in exterior appearance shall resemble as closely as possible, the homes as shown in the Alternative 6 drawings as approved herein. It is the express intent of the Town Council that future amendments to the adopted Precise Development Plan regarding exterior house design characteristics (including footprint) be avoided to the maximum extent feasible through strict adherence to the approved PDP drawings. In reviewing Site Plan and Architectural Review applications, Town staff and the Design Review Board are directed to disallow substantive exterior changes, except for a reduction in house size and/or height, to the drawings approved herein, as being inconsistent with this Precise Development Plan. 15. Colors and Materials. Colors and materials of homes and accessory buildings and structures shall be low-reflectivity, medium and/or dark hues that minimize contrast with surroundings and reduce visual impacts. 16. Retaining Walls and Screening. The appearance of any publicly-visible project retaining walls (including debris catchment fences or walls) shown on the subdivision improvement drawings in excess of forty-two (42) inches in height shall be subject to review and approval by the Design Review Board (DRB) prior to approval of said drawings. Where publicly visible, all subdivision improvement-related retaining walls and bridge piers shall have the appearance of rock, such as would be found native on the site, to provide a natural look, and shall be medium to dark in color to reduce contrast. Any DRB approval shall include appropriate landscape screening for such structures. Bonding or other monetary security for the irrigation, maintenance and replacement of retaining TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 7 wall landscaping for the lifetime of the retaining walls shall be secured by the Town prior to recordation of the final map. The amount of monetary security shall be acceptable to the Director of Public Works and the terms of the maintenance and replacement shall be acceptable to the Town Attorney. 17. Landscaping. Any disturbed open space areas shall be landscaped with native plants immediately following the landslide repair and/or subdivision improvement/home construction work. Additionally, all landslide repair areas shall be hydro-seeded with native grasses following grading for dust control and soil stability in accordance with geotechnical engineering recommendations. No new landscaping or vegetation shall be planted on any private open space area other than that approved as part of a detailed landscape plan and native plant palette to be submitted with the tentative subdivision map application and incorporated into the subdivision improvement drawings. 18. Landscape Transition. The Precise Development Plan landscape drawings for the private lots shall be revised to require a gradual transition of landscaping within the residential use areas from the suburban-type landscaping of the RUA to the more natural-appearing vegetation found in the private open space portions of lots and areas outside the residential use area. 19. Detailed Landscape Plan. A detailed landscape plan for the subdivision improvement phase of the project shall be prepared as part of the subdivision improvement drawing submittal and shall be reviewed and approved by the Design Review Board. This landscape plan shall include removal of any remaining invasive plant species; review of common area plantings, entry landscaping, retaining wall screening, and any landscaping required in adopted mitigation measures. Infrastructure and subdivision improvement-related landscaping must be supported by a functional, reliable, and appropriate irrigation system for which maintenance is guaranteed by the homeowner association. M,chanisms shall be instituted in the CC&R's and/or elsewhere as appropriate that provide the Town the right, but not the obligation, to compel maintenance of such landscaping at homeowner association expense if deemed necessary by the Town. 20. Tree Plan. A detailed Tree Protection and Replacement Plan shall be submitted with the subdivision improvement drawings to set forth protection measures for trees to be retained during project construction and to implement Mitigation Measure 5.5-5 and shall be reviewed and approved by the Director of Community Development and Director of Public Works. Said Plan shall be subject to third party review by a professional biologist of the Town's choosing at the applicant's sole expense. TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 8 21. Private Open Space Bollards. As described on p. 49 of the Alta Robles Draft EIR, three-foot high permanent bollards with plaques shall be installed at intervals of approximately 60 feet between the boundary of the residential use areas and the private open space areas of each lot. Said bollards shall be maintained in good condition at all times by the homeowner's association for the subdivision. 22. Roadway Lighting. If lighting is proposed for the project roadways, lighting details shall be reviewed by the Design Review Board prior to the approval of subdivision improvement drawings for the project. All roadway lighting shall be shielded downlights to the satisfaction of the Design Review Board. 23. Restrictions and Agreements. Draft CC&R's, deed restrictions, and/or joint maintenance agreements or other similar binding and recordable instruments for the subdivision shall be prepared and submitted for review and approval by the Town Attorney and Director of Community Development as part of the tentative subdivision map application ("CC&Rs"). Said CC&Rs acceptable to the Town Attorney shall contain provisions and limitations as set forth in this Precise Development Plan approval and the adopted Mitigation Monitoring Program to the satisfaction of the Town Attorney and Director of Community Development. These CC&Rs shall contain, without limitation, provisions for ongoing maintenance of the private roadway, common areas, ongoing maintenance of drainage structures and facilities, ongoing maintenance and replacement of open- space bollards, landslide mitigation structures, and ongoing removal of invasive plant species (French broom, pampas grass, etc.) from the property, and shall be recorded in conjunction with the final snap. Said CC&Rs shall also include the house design limitations set forth in Condition No. 14 and shall establish, to the satisfaction of the Town Attorney, the property owner and/or homeowners association for the Alta Robles subdivision as the primary and principal enforcer(s) of said house design limitations, such that Precise Plan Amendment requests to the Town of Tiburon regarding house designs or other lot development parameters are limited to the maximum extent feasible The CC&Rs shall grant to the Town of Tiburon the authority but not the obligation to ensure that the provisions of the Precise Development Plan are adhered to and implemented in an ongoing manner for the life of the subdivision. The Town of Tiburon will be a third-party beneficiary with independent rights of enforcement, as determined in the reasonable discretion of the Director of Community Development and Town Attorney. The CC&R provisions pertaining to the Precise Development Plan may not be amended without Town of Tiburon's prior consent, and shall contain a separate clause to that effect. 24. Vehicular Access to Project. All vehicular access shall be from the primary access road connecting to Paradise Drive near the northern edge of the property, except as otherwise allowed by Condition No. 26 below. There shall be no TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 9 vehicular access from Hacienda Drive except for emergency vehicle purposes. 25. Traffic Study at Project Entry. The certified EIR concluded that at present, traffic speeds near the proposed project entry are such that adequate sight distance would be achieved without additional mitigation. Applicant has agreed that this situation could change prior to installation of the subdivision improvements at some unknown future date, and that an updated study may reach a different conclusion than was reached in the EIR. Applicant has therefore agreed that, not more than ninety (90) days prior to submitting the final map application and subdivision improvement drawings, applicant will retain a qualified traffic consultant to perform a traffic study, at applicant's expense and to the Town Engineer's specifications. The traffic stuffy will ascertain the average speed of vehicles near the proposed project entry. The Town Engineer will determine, in his sole discretion, whether the retaining wall and associated improvements set forth in Mitigation Measure 5.1-4 from the Draft EIR are required as mitigation at that time, in which event such improvements must be installed. Mitigation Measure 5.1-7 shall be applied in any event. 26. Existing Project Entry. Upon completion of the improvements for this subdivision, the existing access roadway leading from Paradise Drive to the residence at 3825 Paradise Drive, located at the farthest eastward edge of the property, shall be used for emergency vehicle and Lot 1 access only and shall be secured and gated for that purpose to the satisfaction of the Town Engineer and the Fire Marshal of the Tiburon Fire Protection District. This access point shall not be used for project construction. 27. Public Recreational Trail. Applicant shall survey, design, and install a traversable public access recreational trail within the easement immediately north of Hacienda Drive. Said trail shall be designed as part of the subdivision improvement drawings. The design shall include installation of six (6) foot-high solid fencing at the northwestern edge of the trail nearest 139 Hacienda Drive that will to the maximum extent feasible prevent trail users from approaching the shared property line of that property with the Alta Robles property and thus protect the privacy of occupants of 139 Hacienda Drive. Applicant-performed trail work shall be done as part of the subdivision improvement phase of the project. Alternatively, with Town Engineer consent, applicant may make a monetary contribution to cover fully the Town's estimated reasonable costs of designing, surveying and installing said path. If an in-lieu monetary contribution is proposed instead of applicant installation, then said payment shall occur prior to recordation of the final map. The amount of any monetary contribution shall be based on an estimate by the Town Engineer. Notwithstanding this condition, Town and applicant may agree to an earlier installation of the public path improvements by separate agreement that would satisfy this condition. TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 10 28. Removal of Junk Materials. As part of the installation of the subdivision improvements, applicant shall remove or replace dilapidated fencing and fence- posts, and shall remove litter, garbage, and other junk materials from the entire site. 29. Debris catchment fences. All proposed debris catchment fences and/or walls shall be shown on the subdivision improvement drawings. Where such fences or walls are proposed to be located in, or would require access through, sensitive resource areas, alternative solutions shall be explored that would avoid to the extent feasible impacts on sensitive resources. 30. Fire Access Easements. Fire apparatus access areas shown on Lot 1 shall be shown as easements for emergency vehicle use and offered for dedication as such on the final map to the satisfaction of the Town Engineer and Fire Marshal. 31. Construction Management Plan. The Construction Management Plan contained in the March 2007 Alta Robles project submittal is illustrative only. A detailed Construction Management Plan shall be prepared and submitted with the final map application and subdivision improvement drawings for review and approval by the Town Engineer and Director of Community Development. The Construction Management Plan shall, without limitation, outline the sequence and estimated timing of subdivision improvement installation; and shall comprehensively address construction staging areas, construction parking, materials storage, soil stockpiling, debris boxes, portable restrooms, and protective fencing for the subdivision improvement installation phase of the project. The Construction Management Plan shall specify an aggressive subdivision improvement installation schedule. In no event shall installation exceed a period of three (3) calendar years. No parking or staging of construction vehicles shall be permitted along or adjacent to Paradise Drive. 32. Grading Period. All grading involving the use of heavy construction equipment shall be limited to the period between April 15 and October 31. The Building Official may authorize limited extensions of time to this period in his reasonable discretion. 33. Smoking. No smoking shall be permitted on site by any person, contractor or employee during any phase of project construction. A water truck shall be present on the site during vegetation removal. These requirements shall be noted on the subdivision improvement drawings and shall be incorporated into the contract and the construction documents for the contractor(s) performing the work. 34. Expiration. This Precise Development Plan approval shall be valid for thirty-six (36) months following its effective date, and shall expire unless a time extension is granted or a tentative subdivision map has been approved in reliance on this TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02/15/2012 1 1 Precise Development Plan, in which instance the Precise Development Plan shall remain valid coterminous with the tentative map approval. Section 3. Adoption of Mitigation Monitoring Program. BE IT FURTHER RESOLVED that the Town Council hereby adopts a Mitigation Monitoring Program (MMP) for the project, attached hereto as Exhibit B and incorporated herein. Applicant shall bear all costs associated with implementation of the MMP. Section 4. Effective Date. BE IT FURTHER RESOLVED that this Precise Development Plan approval shall become effective thirty (30) days after adoption of this Resolution, pursuant to Section 16-52.060 (D) of the Tiburon Municipal Code. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Tiburon held on February 15, 2012 by the following vote: AYES: NOES: ABSENT: ATTEST: COUNCILMEMBERS: Collins, Doyle, Fraser, Fredericks, O'Donnell COUNCILMEMBERS: None COUNCILMEMBERS: None DIANE CRANE IACOPI, TOWN CLERK JIM ► R, MAYOR To n of Tiburon Attachments: Exhibit A (Table of Floor Areas and Heights) Exhibit B (Mitigation Monitoring Program) TIBURON TOWN COUNCIL RESOLUTION NO. 09-2012 02!15/2012 12 d MMM h~ W n O N d W O W A vl w a W O x rr+~l V A IMM~I Y+~~1 A W mod// ~I O O w O Q E~ H O J W = U Cr) U Q Ln -I Ln -I LO ~ Ln -I In Ln LP) - Ln Ln Ln Lfl Ln LP) Ln = r r c r ri i r I c-I r-i i-I r-1 t-i c-I r-I L7 z z u E < J W Z) ~m 2 0 W 2 0 0 0 0 0 0 ^ 0 0 0 00 O N W 00 (`f) N M to o 00 lD N N N c-i N Ct Ln N N N N r-q r-1 N r-I N N N N N N X O C G = U O z Q a at - ~ ~ c+ f 4- 4- t + f 4- N W ftis LT a' O" O" a' L Q U N O O 0 O O 1n O O to O O cn O O (A O O LA O o V) O to O (n O Ln O N O N O Q Q Ln Ln Ln Ln Ln Ln Ln c Ln O Ln O Ln O Ln O Ln O Lr) o W 0 a o 0 0 0 a- 0 0 +-J 0 0 a--+ 0 +-J 0 +J 0 0 0 +-J u 0 z Q Q. 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Q Q 0- < E :D D Z) H - W m LL) a o Q Z Q_ 0 m v O 0- 0 Ln 0 Ln C O O o O O C Ln o Ln c Ln o Ln 0 Ln 0 M 0 m 0 O \ LL 0 r- r, to lD lD r- r, r- ~ r- r- r- lD W W a Q z L l7 W w Ln 0 Q O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 p O 0 w 0 ri 0 O 0 M 0 M rn N -r Ln Irt Ln N M M M O M O M lD to O W 00 ~ r-~ lD lD r l0 lD l6 r-~ 1.6 CD ' x Q Q ~ W U Q r a' M m tzt o ri 0 ri ri ri O O W X ~D 4 O ri M Ln Ln M Ln M m m r-4 = ri ri c-I ri c-I c1 ri e-i ri r~ ri Qa a O Q 0 a ri N M q:t m lD r- m m O rH N M r i Oz f N c ~ L o 4' c N u t E 4-0 O O a L a 4-0 V) ca 3 ~ cC o "O a O - O a U M L co _ f0 O N a cr !E O N O s lD 3 U O ~ cv tto L- p 'a a - fC O _ Ca f0 L O E p U CU tL0 -0 = cr 'a N fo M 4-1 0 L cn "a O 3 O b.0 O (A i s O O O c O z c O lD - ~ ~ ~ a-- N v : _0 4-1 ai L O :3 Q O E 3 4 L U a C u c c ~ 4 o :3 o 4-J a > L a N a; a tto tiA a + c-1 o C -0 + + fo o w ~ _ N m a • 0 ~ f0 , X 4- - Vi a a aA X O c . - Q) M L cB c c c N L :3 U !]A 4- O M 4-+ cB s c 0 a 3 •E L I 4-1 m - ~ ~ o o a p > in N ~ 0 p C O v vii v LL_ t C m = O ~ ~ a Q; a L 0 o U lfl 4t i= c N O O c Q) fC 3 O ~ p L L 3 O E L Q Q O a o L Q) V) U O 4O O O c a a vi 4r _ N ~ cu QJ + + :3 b0 - L- - E 0 L- 'n c c vai Q N E O = O co U 0 U O N a L c O J 06, U a L - a U a c a CU oz a CL 4~ Q) N un -a ca L a) 3: M 0 - C: m - CU a L O =5 0 a L1 3 U c X ° tw - CLO O + m a LL fB = a U ri cn N p cr c0 c N ~ to c p O 4-J i c t]A J 4+ a o L 3 v D Q) tia0 v Q p M O U u p p aU' a V) a a O - Q) O OD LA r , a 0 L fa O u Ln m L to a L N a L ^ ra U O L O N fo a 4- U U 4-- a) to 0 p "O O "a 4 . Q O O U N N N LP) N m U t N Q a U a C N L E M +r -0 a 0 4 ° ° O L a ° 4-1 ° Q) N 3 r-1 O J 4- O O N a m d c a a 0 a L V) a L U L N L 0 0 0A c Q) c Exhibit B MITIGATION MONITORING PROGRAM ALTA ROBLES RESIDENTIAL DEVELOPMENT INTRODUCTION The California Environmental Quality Act (CEQA) requires a public agency to adopt a monitoring program when approving a project or changes to a project, in order to mitigate or avoid significant effects on the environment (Public Resources Code section 21081.6). The program is based on the findings and the required mitigation measures presented in an Environmental Impact Report (EIR) that has been prepared on the project and certified by the lead agency. The reporting program must be designed to ensure compliance during project implementation. Pursuant to the CEQA Guidelines, a Mitigation Monitoring Program (MMP) must cover the following: • The MMP must identify the entity that is responsible for each monitoring and reporting task, be it the Town of Tiburon (as lead agency), other agency (responsible or trustee agency), or a private entity (i.e., the project sponsor). The MMP must be based on the project description and the required mitigation measures presented in the environmental document prepared for the project and certified by the lead agency. The MMP must be approved by the lead agency at the same time of project entitlement action or approvals. MMP"s are typically designed in chart and checklist format for ease of monitoring. LOCATION AND CUSTODIAN OF DOCUMENTS Consistent with the California Environmental Quality Act, an EIR was prepared to address the impacts of the proposed Alta Robles Residential Development. This document, entitled Alta Robles Residential Development EIR consists of two volumes (Draft EIR dated August 2009, and Response to Comments to the Draft Environmental Impact Report dated December, 2010), and is on file with the Town of Tiburon Community Development Department, along with all the other documents which constitute the record of proceedings. PURPOSE AND USE OF THE MONITORING PROGRAM The purpose of the monitoring program is to provide the Town of Tiburon with a simple guideline of procedures to ensure that the mitigation measures required under the Final EIR are implemented properly. Mitigation Monitoring Program Alta Robles Residential Development Since each required mitigation measure must be implemented, a monitoring chart was created, which is attached to this report. This chart provides the following information and direction for use. 1) The required mitigation measures are listed in the first column, corresponding to the list of measures provided in the Final EIR. 2) The second column lists the agency or entity responsible for implementing the mitigation measure. 3) The third column lists the timing as to when the mitigation measure is to be implemented. 4) The fourth column provides guidance on monitoring to ensure that implementation procedures are followed. 5) The fifth column provides a location for Town staff to verify that the mitigation has been implemented and the date of the verification. The Town's requirements for mitigation monitoring programs are set forth in the Town's Environmental Review Guidelines. 1 Section E.2.c states that "the Town's efforts shall focus on monitoring, not reporting. 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