Loading...
HomeMy WebLinkAboutResolution 2004-188 N.C.S. 09/20/2004 Resolution No.2004-188 N.C.S. of the City of Petaluma, California APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR THE RIVERVIEW SUBDIVISION WHICH WOULD CREATE 63 SINGLE-FAMILY' LOTS AND ONE OPEN SPACE LOCATED AT MCNEAR AVENUE AND MISSION DRIVE; APN 019-210-017, -019, -026, -027, -03D, -031 & -037; FILE NO. PRZ 03-PRZ-0187 WHEREAS, by Ordinance No. 2193 N.C.S., Assessor's Parcel Numbers (APN) 019- 210-017, -019, -026, -027, -030, -031 & -037 comprising 17.11 acres, has been prezoned to Planned Unit Development; and, WHEREAS, by action taken on June 8, 2004, the Planning Commission considered the proposal and forwarded a recommendation to the City Council to approve the Riverview Tentative Subdivision Map subject to certain conditions; and, WHEREAS, the City Council finds that the requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption of Resolution No. 2004-186 N.C.S., approving a Mitigated Negative Declaration to address the specific impacts of the Riverview project; and, WHEREAS, the City Council considered the Riverview project on September 20, 2004, and considered all written and verbal communications concerning potential environmental impacts resulting from the project before rendering a decision. NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative Subdivision Map for the Riverview project subject to the following Findings and Mitigation Measures: FINDINGS: 1. The proposed Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and the State Subdivision Map Act. 2. That the proposed subdivision, together with provisions for its design and improvements, is consistent with the General Plan, and will not be detrimental to the public health, safety, or welfare in that adequate public facilities exist or will be installed, including .roads, sidewalks, water, sewer, storm drains, and other infrastructure. 3. That the site is physically suitable for the density and the type of development proposed. Resolution No. 2004-188 N.C.S. 4. That the design of the subdivision and the proposed improvements will not cause substantial environmental damage, and that no substantial or avoidable injury will occur to fish or wildlife or their habitat. An Initial Study was prepared indicating that there would be no significant, environmental impacts that could not be mitigated. CONDITIONS OF APPROVAL: From the Planning Division: 1. The plans submitted for building permit review shall be in substantial compliance with the Tentative Map, Unit Development Plan and Preliminary Grading Plan, revised 5/24/04. 2. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the Riverview Residential Development, dated April 2004, are herein incorporated by reference as conditions of project approval. 3: Upon approval by the City Council, the applicant shall pay the $35.00 Notice of Determination fee and applicable Department of Fish and Game fees (for Mitigated Negative Declaration) to the Planning Division. The check shall. be made payable to the County Clerk. Planning staff -will file the Notice of Determination with the County Clerk's office within five (5) days after receiving Council approval. 4. Architecture and Landscape plans shall be reviewed and approved by SPARC, including building location, entries, compatibility with surrounding residences, architectural design and landscaping. SPARC shall consider the following issues: a. Consider the privacy impacts of two-story garage bonus room plans for Lotsl, 3, 5 & 7 on adjacent Lots 2, 4, and 6; b. A coordinated fencing and planting plan for the rear yards of lots 37- 42 c. Use of a conservation easement(s) to protect mature native trees on private property. 5. Prior to the submittal of a SPARC application for the Riverview Subdivision, the PUD Development Standards shall be revised to reflect the following: St. John. Church Land Use Area a. Any new buildings, including the proposed church parsonage, shall be subject to Site Plan and Architectural Review. b. Additions to existing buildings shall be subject to Site Plan and Architectural Review. Resolution No. 2004-188 N.C.S. Page 2 I Residential Land Use Area a. Solar energy systems and signs shall be allowed, per the provisions of the City's Zoning Ordinance. 6. The applicant shall be required to utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of pedestrian bicyclists. The applicant shall be required to post signs when pesticide/herbicide use occurs to warn pedestrians and bicyclists. 7. All construction activities shall be limited to 7:00 a.m. to 5:30 p.m. Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. There will be no start up of machines nor equipment prior to 8:00 a.m., Monday through Friday; no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:00 p.m., Monday through Friday; no servicing of equipment past 5:30 p.m., Monday through Friday. Plans submitted for City permits shall include the language above. 8. Construction and demolition debris shall be recycled to the maximum extent feasible in order to minimize impacts on the landfill. 9. CC&Rs shall be submitted to the Planning Division for review and approval prior to approval of the Final Map. 10. Concrete ditches and drainage structures draining the open space areas shall be tinted earth colors. 11. The applicant shall dedicate a public access easement along the southeastern boundary of the project site to provide pedestrian access to the proposed open space on the Dutra Quarry property. This easement shall be reflected on the final map and can be coincidental with the 10-foot wide public water main easement required by the City Engineer. The precise location of the public access easement shall be determined by the City Engineer. 12. Plant materials to be installed as part of the Landscape Plan shall consist of a minimum of 15 gallon can size for trees and 5 gallon can size for shrubs. Resolution No. 2004-188 N.C.S. Page 3 From the Engineering Division: Frontage Improvements 13. A geotechnical report addendum is required to identify existing pavement sections for the portion of McNear Avenue to be annexed into the City of Petaluma as a result of this development. In the event that the existing McNear Avenue pavement section does not meet current City street standards, the developer shall be responsible for reconstructing all of the annexed portions of McNear Avenue as a result of this development. 14. Construct street improvements along the entire McNear Avenue project frontage including the church site, including but not limited to: pavement construction and reconstruction, curb, gutter, sidewalk, striping streetlights, bike lane, fire hydrants and landscaping. New or reconstructed street sections for McNear Avenue shall be at least 5-inches of asphalt concrete and 15-inches of class 2 aggregate base. The %2 street width on the Riverview Subdivision project side shall include a 12-foot travel lane and a 6-foot bike lane. Parking shall not be allowed along the McNear Avenue project or church frontage. 15. A full width street slurry seal per City Standards is required along McNear Avenue between Petaluma Blvd. South and the McNear Avenue project frontage over the proposed water main and storm drain trenches. 16. A half street slurry seal per City standards is required along Petaluma Blvd. South over the proposed water main trench. 17. Dedication is required, if not existing, along the McNear Avenue project frontage including the church site resulting in a 60-foot wide right of way. 18. An asphalt overlay conform. shall be required as necessary to provide a smooth street crown and insure positive cross sectional drainage of 2% minimum. Grading 19. Grading shall conform to the soils investigation report. 20. Cut and fill information shall be provided on the improvements plans. 21. Provide the necessary grading, utility and drainage improvements on the City Pump station site. Removed utilities, landscaping, walls, etc. shall be replaced in kind. 22. Prepare and submit an erosion control plan, storm water pollution prevention plan (SWPPP) and a notice of intent (NOI). Resolution No. 2004-188 N.C.S. Page 4 23. All public interior streets including the future extension of Jacquelyn Lane shall have a curb to-curb width of at least 32-feet. Face of curb radius at interior public street corners shall be at least 25-feet. Turnarounds shall be of sufficient size to accommodate turning movements for City emergency vehicles subject to the approval by the Fire Marshal. 24. All interior streets shall have a minimum street section of 4-inches of asphalt concrete and 12-inches of class 2 aggregate base. 25. All intersections shall be stop controlled with crosswalks. Pedestrian ramps are required at all corners. 26. Maximum longitudinal street slope shall be 15%. Site Drainage and Storm Drain System 27. The water quality treatment system shall be privately owned and maintained. Detailed information (cut sheets, etc.) shall be provided with the improvement plan submittal. The water quality treatment devices shall be subject to the review and approval by the City Engineer. An operations and maintenance schedule shall be detailed in the project CC&R'S. Maintenance shall include tasks and time intervals for inspection and maintenance. 28. Lot to lot drainage is not allowed without a subsurface conduit system and corresponding easement. 29. All hydrologic, hydraulic and storm drain system design shall be reviewed and approved by the Sonoma County Water Agency. 30. Access roads, gates and easements shall be provided for public storm drains on private property. Easements for public storm drains shall be at least 10-feet wide. 31. All storm drain lines located within private property shall be privately owned and maintained excepting those public storm drain lines shown on the approved tentative map. 32. A stabilized outfall shall be provided at the storm drain discharge line to lot 7 to prevent erosion on the adjacent property. Sanitary Sewer Collection and Water Supply Systems 33. Proposed lots at or under the 60-foot elevation (including the two lower lots of the future Young development) shall be served by the City's Zone I water system. The Zone I feed line shall be extended from Petaluma Blvd. South up McNear Avenue. Connection to the existing 12-inch line in McNear Avenue north easterly of the McNear Avenue booster pump station is prohibited because that. line is a dedicated Zone II line from the aqueduct that feeds the pump station. The City's Resolution No. 2004-188 N.C.S. Page 5 Zone II system shall serve the remainder of the proposed site. Connection to the Zone II system shall be made southwesterly of the pump station. All final water calculations shall be revised to indicate the above scenario. 34. The -water main. system shall be capable of delivering a continuous fire flow as designated by the Fire Marshal. 35. Provide final fire flow calculations with the final map and improvement plan submittal. 36. Utility services shall be stubbed and/or connected as needed to the Church property, the future Young development, existing residences and the future Church residence adjacent to lot 24. Any existing services proposed to be replaced shall be abandoned per City standards. The existing 2" diameter main in McNear Avenue shall be abandoned per City standards along the McNear Avenue project frontage. 37. A 10-foot wide minimum public water main easement shall be granted to the City in the south east corner of the project site for a potential future looped connection to serve the adjacent "Dutra" Site (APN:019-210-010, 011, 038, 039 and APN:019-220-012 & 027). The City Engineer shall determine the exact location during the improvement plan review process. A City water main shall be stubbed into the easement per City standards. 38. Access roads, gates and easements shall be provided for public sanitary sewer and water mains on private property. Easements shall. be at least 10-feet wide. 39. Water services shall be a minimum of 1.5" diameter with 1" water meters. 40. All public water supply and sanitary sewer collection mains shall be ductile iron pipe outside of roadway areas and within easements. Final 1VIap 41. Clearly and accurately show the boundary and dedications on the final map. 42. The proposed temporary access and maintenance easement on lots 42 and 43 shall be of sufficient width to accommodate a future public roadway and related construction improvements to the serve the adjacent "Dutra" Site (APN: 019-210- 010, 011, 038, 039 and APN: 019-220-012 &027). 43. Provide a 10-foot wide pubic utility easement (P.U.E.) on both sides of all interior streets. Reduced width P.U.E.s may be allowed subject to the review and approval by the necessary utility companies. Resolution No. ?004-188 N.C.S. Page 6 44. A final map and annexation technical review deposit is due at final map application. Contact the Community Development Department to obtain the applicable amount. 45. Sidewalk or public access easements are required throughout the subdivision for sidewalk segments that encroach onto private property. 46. A financial. mechanism, such as the formation of a Community Facilities District, shall be established for the following, but not limited to: Parcel B (including the play area), private utilities, retaining walls within public right-of--way, shared private roads and driveways and water quality treatment system. 47. All necessary off-site easements shall be recorded prior to and concurrent with the final map. 48. Existing easements and corresponding improvements contained therein shall be preserved or appropriately restated. 1VIiscellaneous 49. All existing overhead utilities fronting the McNear Avenue project site including the Church frontage shall be placed underground. Existing homes served by the overhead utilities will require undergrounding as well. The overhead utilities from near the intersection of McNear Avenue and the new Mission Drive to the terminus point on the existing portion of Mission Drive shall be placed underground. Any new or relocated poles or guy wires/anchors, etc. shall not be allowed along the project frontage. 50. All. retaining walls shall be located outside the public right-of--way, with the exception of the 2-4 foot height retaining wall to be constructed south of Lands of De Voto and north of Jacquelyn Lane, as depicted on the grading plan for the Riverview Subdivision Tentative Map, revision date 5/24/04. 51. The necessary lot line adjustments shall be approved by the City and filed with the Recorder's office prior to final map approval. 52. Construction of improvements for this project shall be coordinated to all extents possible with the adjacent Dutra Development Site (APN: 019-210-010, 011, 038, 039 and APN: 019-220-012 &027). 53. If the project is phased, each individual phase shall be designed to provide the required utility services and street system independent of any other phase. 54. Any existing wells not proposed to be reused for irrigation purposes and any existing septic systems not proposed to be retained shall be removed and properly disposed of per County of Sonoma standards. Any existing structures above or Resolution No. 2004-188 N.C.S. Page 7 below ground shall be removed if not a part of the new subdivision. Structures shall include, but are not limited to fences, retaining walls, pipes, debris, etc. 55. Improvement plans and final map(s) shall be prepared according to the latest City policies, codes, ordinances, resolutions and standards. 56. The City Engineer is responsible for determining compliance with all engineering conditions of approval and mitigation measures. From the Fire Marshal: 57. The hammerhead at Lots 34 and 35 shall be revised to conform to the City of Petaluma street standard for hammerheads. 58. Open space areas are subject to the provisions of annual weed brush abatement. A plan that outlines the criteria for provisions for abatement shall be developed. and approved by the Fire Marshal's Office. The plan shall include provisions for fire safe landscaping, as required, and firebreaks in accordance with "fire- safe standards" developed by the State of California. From the Sonoma County Water Agency: 59. Drainage design for the project shall comply with the Agency's FLOOD CONTROL DESIGN CRITERIA. Evidence of compliance shall be submitted with the Improvement Plans. From the Pedestrian and Bicycle Advisory Committee: Transit: 60. The existing transit stop at McNear and Mission shall be covered and shall include a bike rack. 61. A public access easement shall be provided on all open space parcels.. 62. All public access trails and paths shall be identified with. signs indicating that they are public trails. Lighting: 63. Project lighting shall not direct glare into cyclist/pedestrian eyes. This includes security lighting. Benches: 64. A minimum of five (5) benches shall be distributed throughout the development, with emphasis on benches on the upper slope for scenic views. Resolution No. 2004-188 N.C.S. Page 8 65. Under no circumstances shall any pesticide/herbicide be applied in areas used by pedestrians bicyclists anywhere in this project or the surrounding areas without appropriate signs warning of the use of chemicals, a policy currently employed by the Music, Recreation and Parks Department. This project shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. )From the Director of Parks and Recreation: 66. Prior to public improvements being accepted by the City, the applicant shall be responsible for the design and development of the play area on Parcel B. Said playground shall include play areas for both pre-school and school aged children. The play area land shall be dedicated to the City with no encumbrances or conditions. Plans for the playground shall meet the approval of the Recreation, Music and Parks Commission, and the Parks and Recreation staff prior to review and approval by SPARC. 67. Future homeowners of the lot adjacent to proposed play area (Lot 25) shall receive notice that an active play area will exist next to their home, with hours and use to comply with existing City policy. 68. Prior to public improvements being accepted by the City, the applicant shall construct a pedestrian trail through Parcel B as shown on the Riverview Tentative Subdivision Map and in accordance with standards specified by the Director of Parks and Recreation. Lands upon which the trail is to be established shall be dedicated to the City with no restrictions. 69. Prior to public improvements being accepted by the City, the applicant shall construct a pedestrian connection on Parcel B that connects the proposed pedestrian trail shown on the Riverview Tentative Subdivision Map to the adjacent City of Petaluma lands. The pedestrian path shall be designed and constructed to meet Park and Recreation Department Standards, and the fence separating Parcel B Open Space from existing City of Petaluma Open Space shall be removed. 70. The open space proposed to be dedicated to the City shall have a funding vehicle such as a special tax district (similar to that provided by the Southgate Subdivision), to handle all maintenance, fire suppression and geotechnical concerns due to erosion of unstable soils. 71. A tree maintenance and preservation plan prepared by a certified arborist and approved by the City Arborist shall be submitted for all existing mature trees to be preserved within open space areas. Resolution No. 2004-188 N.C.S. Page 9 Conditions Added by City Council: 72. Prior to the issuance of a building permit, the applicant shall submit a water conservation plan for review and approval by the City of Petaluma Department of Water Resources. The said plan shall identify Best Management Practices for water conservation that would result in a reduction of water consumption by at least 40%. 73. The landscape plan, 'irrigation plan and grading plan shall comply with the City's Landscape Water Efficiency Standards. Prior to the issuance of a building permit for the project, each of these plans and all supporting documents shall be submitted to the City for review and approval. The Landscape Water Efficiency Standards shall apply to all common area, open space, park, and subdivision perimeter landscaping, as well as single-family front yard landscaping. 74. If prior to issuance of the first building permit for the Riverview Subdivision, the City has enacted a water conservation fee for new development, the applicant shall be required to pay the fees necessary in order for the Riverview Subdivision to result in "water neutral" project, i.e. zero net increase in water consumption. 75. Plans submitted for a building permit shall demonstrate that homes within the Riverview Subdivision shall be constructed in a manner that accommodates solar energy systems. 76. Prior to approval of the off-site improvement plans for the Riverview Subdivision, the applicant shall demonstrate to the satisfaction of the City Engineer that there will be adequate sight distance at the McNear Avenue/Mission Drive intersection (extension of Mission Drive). Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to Council of the City of Petaluma at a (Regular) (Adjourned) (Special) meeting ~ r on the .........20.`h........... day of ........Se}~iemher 20.D.4., by the following vote: y••••••• Ci Attorne AYES: Mayor Glass, Harris, Healy, Vice Mayor Moynihan, O'Brien, Thompson, Torliatt NOES: None ABSENT: None ' ATTEST: City Clerk Mayor Council File Res. Nn..._...200A~-.1.8$........N.C.S.