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HomeMy WebLinkAboutResolution 89-011 N.C.S. 01/09/1989l~eS®lution NO. 89-11 N.C.S. of the City of Petaluma, California RESOLUTION APPROVING THE PRE-TENTATIVE MAP FOR WESTRIDGE UNITS 4 AND 5, A 167-LOT SINGLE-FAMILY DWELLING DEVELOPMENT ON THE SOUTHWEST SIDE OF "I" STREET, SOUTH OF WESTRIDGE DRIVE, AP#s 019-240-04 and portion of 019-401-02. WHEREAS, CONDIOTTI ENTERPRISES, INC, as owner and subdivider, has filed with this Council apre-tentative map to subdivide land not yet within this City to be known as Westridge Units 4 and 5, and has paid all required filing fees; and, WHEREAS, the City Engineer, and Director of Planning, and the Planning Commission have examined and reviewed the same as required by law and all reports, recommendations, and comments thereon have been forwarded to and considered by this Council at its meeting held on December 12, 1988;. WHEREAS, by action taken on November 22, 1988, the Planning Commission considered and forwarded a recommendation to the City Council on the pre-tentative map for said Planned Unit District. NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds as follows 1. The proposed subdivision as conditionally approved, together with provisions .for its design and improvement, is consistent with the General Plan objectives, policies, general land uses,. and programs. 2. The site is physically suitable for the type and density of development proposed, as conditionally approved: 3. The design of the subdivision and the proposed improvements therefore, as conditionally approved, will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 1 ~~°-o ~ ~ e ~ ~~S N C S 4. The design of the Subdivision and the type of improvements will not cause serious public health problems. 5. The design of the Subdivision and the type of improvements proposed will not conflict with easement, acquired by the public at large, for access through or use of property within the proposed subdivision. 6. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in violation of the existing requirements prescribed by the Regional Water Quality Control Board. BE IT FURTHER RESOLVED, based on the findings set forth above, that the above referred to pre-tentative map dated June 1987 and filed with the City of Petaluma on September 9, 1987, be and the same is hereby approved, subject to the conditions set forth below and incorporated herein as follows 1. An irrevocable offer of dedication as urban separator of all non-development areas as designed on the pre-tentative ,snap shall be provided prior to approval of the Phase II Final Map (FEIR, pg. 55). 2. A non-development easement prohibiting construction or placement of structures, solid fencing or non-native landscaping shall be created and recorded from the 200 foot contour line to the line of the required urban separator dedication area, concurrently with the Phase II Final Map. Exception: The lot at the terminus of Rockrose Drive shall offer a non-development easement commencing at the 230 foot contour line (FEIR, pg. 151) . 3. Thompson Creek drainage improvements within the project site shall be redesigned to provide a more natural appearing stream channel and riparian habitat, in conformance with Department of Fish and Game recommendations and adopted General Plan policies. Design and creek improvements (including urban separator creek channel areas) shall be subject to review and approval of City staff and the California 2 ~.~s®o ~ ~ m ~ 1 ~ C Department of Fish and Game, Sonoma County Water Agency, SPARC and any and all other appropriate regulatory agencies . An independent analysis shall be undertaken, costs to be borne by the developer, prior to commencement of review process. Review of drainage improvement plans and .independent analysis shall include a public input process. The drainage scheme shall include a revised flow restrictor and detention basin location and configuration to allow more of the meandering form of the channel to be preserved and to retain the oak tree between lots 35 and 174. The drainage plan shall include a landscape and fencing plan which places emphasis on the reintroduction of native riparian species (trees, shrubs and groundcover) along the channel and the utilization of planting for sediment filtration, bank stability and wildlife habitat protection purposes (FEIR, pgs. 138., 139). 4. Long-term maintenance provisions shall be provided to the City through the formation of an Assessment District prior to Final Map approval to ensure that the design shape and flow characteristics of the projects open drainage channel are well maintained in perpetuity through regular removal of stormwater sediment. In particular, silt and gravel will not be allowed. to accumulate behind the proposed flow restrictors. The Assessment District shall assign funding responsibilities for on-going drainage system maintenance for the project site, while placing responsibility for administering maintenance district activities with the City (FEIR, pg. 130) . Cost of formation of the Assessment District shall be borne by the developer. 5. The following off-site storm drainage improvement shall be undertaken by the developer, subject to approval by Sonoma County Water Agency and City staff, concurrently with completion of public improvements for Phase I: Improvement to existing inadequacies of Sunny Slope Road / Thompson Creek culvert including measures to allow flows to 3 reach the full height (capacity) of the 6' and 12' bridge culvert without spilling over the road and onto adjacent yards. Measures shall include improvement to the angle of the upstream approach to the culvert, raising the walkway above the culvert anal improvement to the containment design at the culvert entrance (FEIR, pg. 128) . 6. The construction of utility and public improvements within the County island (eleven parcels at the northeast corner of the project site) shall be completed by the developer concurrently with public improvements for Phase I. If construction of improvements is adopted as a condition of annexation, bonding shall be provided prior to conclusion of annexation procedures to insure such construction. Improvements, to the approval of the City Engineer, for the "County island" area shall include a. Private street widths to the approval of the City Engineer, as follows 1. Sunset Terrace : twenty foot (20') paved roadway surface (face of curb to face of curb) , with curb along both sides . 2. Lower road: twenty foot (20') paved roadway surface (face of curb to edge of pavement) with curb along one side, if adequate right-of-way is available. Paved access over utilities shall be as required by the City Engineer. b. Sunset Terrace improvements shall include sidewalk along one side, if adequate right-of-way is available. c. Sunset Terrace roadway improvements shall be extended to serve the King property and shall be provided with an approved turn-around area, if adequate right-of-way is available. d. Utilities (sewer and water) shall be extended and stubbed out to edge of roadway pavement to serve all lots within the County island area. Note: lots fronting on Sunset Terrace may require 4 sewer service and sewer access easements from the lower road to achieve a gravity flow system. 7. e. Street lights along "I" Street frontage.. f. Private road signs for both road entrances onto "I" Street. g. Fire hydrants, location and construction to the approval of the Fire Marshal. The project shall comply with all conditions required by the City Engineer, as follows.: Streets: a. Grevillia Drive through Phase II to "I" Street shall be improved to full residential street standards, including appropriate utility extensions as part of Phase I. b. A permanent 20' emergency access and access easement shall be provided at the end of Lavio Drive to Rockrose Drive with Phase I. c. Photinia Place shall be relocated adjacent to the Thompson Creek Channel and have only single lot frontage. d. The unimproved portions of I Street shall be improved to full collector half-street (5'sidewalk, curb , 5' gutter pan and 12' travel lane) plus a 12' travel lane and 5' bike path on the east side of I Street from the southeast corner of the proposed development to the creek channel at Westridge Drive and I Street as part of Phase I. This shall include an appropriate conform to the existing driveway immediately adjacent to Lot 106. e. Sunnyslope Assessment District planned roadway improvements. If the proposed Sunnyslope Assessment District does not complete 5 improvements prior to construction of Westridge Units 4 and 5 public improvements: project developer shall complete reconstruction of Sunnyslope Road and Sunnyslope Avenue (between Sunnyslope Road and D Street.) to provide two (2 ) travel lanes and two (2) six-foot shoulders . Improvements or payments to the Assessment District shall be completed or paid concurrently with project associated public improvements. f. Realign proposed intersection of Grevillia/Rockrose Drives to form a standard 90$ four-legged intersection to increase safety, subject to review and approval by City Engineer. g. Prior to issuance of the first building permit, the developer shall contribute to D Street repaving from Sunnyslope to Petaluma Boulevard. h. All proposed streets (public and private) and cul-de-sacs shall be designed in accordance with the Petaluma. Municipal Code Section 17.20.070 and the City of Petaluma minimum design criteria. i. Handicapped ramps shall be provided at all corners with pedestrian traffic. j. All rural .streets, as shown on the tentative map, shall be private and maintained by the appropriate homeowners. k. Along I Street between Grant Avenue and Sunnyslope Road, this development shall construct a berm adjacent to the most easterly travel lane, thus providing a safer 5 foot access for pedestrian and bicycle traffic. 1. The terminus of Rockrose Drive, abutting lands of Ferrin, shall be revised to wrap curb and gutter around the terminus, connecting both sides of the street. Landscaping anal appropriate irrigation shall be provided at the terminus of the street, which shall be maintained. through the Landscape Assessment District. 6 ~~~®. ~ ~ ~ ~ 1 N ~ Storm Drains a. The channel entrance to the Thompson Creek box culvert on Sunnyslope Road shall be modified to include wingwalls or other appropriate measures to improve the entrance hydraulics. Additional grouted rip-rap or other appropriate measures shall be added to the existing Thompson Creek channel at the upstream approach to the box culvert to insure containment of flood flows within the channel. b. The open channel area near I Street and Westridge Drive and Purrington Road shall be replaced by a closed conduit system and the open portion filled in to match the existing ground. c. A hydrological and seismic evaluation of the three reservoirs, located to the west and upstream of the site, shall be required prior to approval of the final map for Phase I. If mitigation measures are required, they shall be incorporated in the improvement plans to the satisfaction of the City Engineer. Verification shall be required from the California Division of Dam Safety regarding their jurisdiction and/or permit requirements over the reservoirs. d. The adequacy of the proposed channel detention pond concept shall be verified by the appropriate hydraulic calculations to the satisfaction of the SCWA and City Engineer. A homeowners association or some other permanent maintenance mechanism shall be required. to maintain this system and in place prior to final map approval. e. The entire storm drainage system. shall conform to SCWA Master Plan subject to review and approval by the City Engineer and SCWA. f. 100-Year relief swales between property lines shall not be designed into the storm drainage system. 7 ~~~e ~ ~ m 1 x ~ C ~ g. Lot to lot and across adjacent property line surface drainage is not allowed. Provisions shall be made to catch this water before it crosses the adjacent property. h. Typical lot drainage shall be shown. i. All backyard and hillside drainage control must be an underground pipe system with surface catchment swales and inlets. Sheet flow across the sidewalk will not be permitted. A private yard drain and pipe under the sidewalk through the face of curb to the street is needed. Water Main a. Fire flow calculations will be required at the time the final map is submitted to verify adequate protection. b. All houses, constructed above elevation 160 feet, may require a water pressure system installed for each unit to maintain adequate house pressure. The pump for each lot must not be attached to any pipe directly connected to the water main or service pipe. Such pumping or boosting of pressure shall be done from a sump, cistern or storage tank which may be served by, but not directly connected with, the water system distribution facilities, i. e. , that, there must be an air gap between the pump and the water meter. The City will not own, maintain or accept responsibility for the private pressure system on each lot over contour 160 feet. Single water services shall be provided at this locations. Water service calculations must be submitted with final map to verify service pressure. c. Lots over elevations 160' may require specific improvements to ensure adequate house and fire flow pressures. These measures shall be approved by Fire and Engineering Departments prior to approval of the final map for Phase I to ensure development potential of those located within Phase 2. 8 ~~~. ~ ~ ®x x N C S d. The water improvements shall comply with the Master Plan. Sanitary Sewer: a. Evaluation of the downstream sanitary sewer capacity shall be verified by the developer. Upgrading the system, if required, shall be constructed as part of Phase I, b . Sanitary sewer calculations will be required at the time the final map is submitted to verify adequacy. Traffic a. Prior to approval of the final map, the developer shall contribute to the cost of signalizations at Petaluma Boulevard and Mountain View and Sixth and D Streets. Fair share contribution amount shall be based on the project's prorated share of the traffic using said intersections. b. Signalization shall be provided for at Sunnyslope Avenue and El Rose Avenue and D Street, and Petaluma Boulevard and I Street by the developer concurrently with the project improvements, subject to review and approval of the City Engineer. The formula for pay-back amounts shall be estimated through negotiations by the City and the project developer. c. This development shall modify the signal at Petaluma Boulevard and D Street. This modification shall be based upon plans provided by the City to the developer. Miscellaneous a. All grading and erosion control measures shall conform to the City's Erosion Control Ordinance No. 1576 N.C.S. 9 ~~®e ~~° 1 1 N C b. Prior to the issuance of any building permit, lot pad elevations shall be certified by a registered Civil Engineer. c. Landscaping island in the public streets shall be privately maintained. Additionally, the street must be widened appropriately to accommodate a 2' shy-away from curbed medians and landscaping installed so as not to provide sight distance obstruction for motorists. d. In accordance with City Council Resolution 9100 N.C.S. , all City-owned sanitary sewer and water mains located on private property shall be contained within a 10' paved exclusive easement. e. Landslides located in areas to be dedicated for public use shall be stabilized prior to acceptance by the City. f. The type of street lights have not been stated on the tentative map . If the developer proposes to use non-standard, the request shall be required prior to final map approval of Phase I. g . The contours shall be clarified (e . g . , existing shall be dashed lines and the proposed shall be solid lines with elevations stated) . h. Maximum allowable driveway slope is 150. 8. Traffic control improvements (stop signs, striping, etc.) shall be completed by the developer as deemed appropriate by the City Engineer (FEIR, pg. 94). 9. The project shall comply with all conditions required by the Fire Marshal and Chief Building Inspector. 10. The tentative map shall be amended prior to Council review to reflect possible conformance to recommended conditions, and shall be returned 10 ~~~~. ~ ~ d ~ ~ N C S to Commission for discussion prior to Council approval of the final map, to provide or reflect the following A. Reduction of project density to limit overall development to not exceed 167 lots, specific reductions and amendments subject to City staff approval, as follows a. Relocate Photinia Place to be adjacent to Thompson Creek, thereby eliminating lots 172 through 17? as designed. b . Reconfigure lots 161 through 171 to widen lots thereby providing side yard areas for outdoor/open space activities and improvements and to reduce the need for significant cut and fill. Reconfiguration shall include provision of a minimum of 100' in width of urban separator to connect proposed non-development areas along west project boundary. c. Reconfigure lots 153 through 160, reducing by 2 lots, to eliminate need for bridging flood control easement. Access shall be obtained from Grevillia Drive. d. Elimination of Lot #19, reconfigure surrounding lots to absorb area. e. Reconfigure lots 142 through 145, reducing by one lot, to provide cleaner access points and useable building pad sites, excluding the existing PG&E easement. f. Relocate non-development area boundary to abut rear lot lines of lots 109 through 116. g. Creation of non-development easement (no structures, solid fences or non-native landscaping) between the 200 foot contour and the proposed non-development area (urban separator) line to allow the lands to remain in private 11 ~~~e :~ ~ ®~ 1 N C ownership but prohibit development of structures or landscaping that would modify the more visually prominent and sensitive hillside area. Exception; Lot at terminus of Rockrose Drive (identified as Lot #145 on tentative map) may construct a single dwelling for which the ground level finished floor elevation shall not exceed the 225 foot contour line . h. Indication of building envelopes for each lot. i. Provision of a playing field.. Location and design of the playing field and associated improvements (e. g . parking ) shall be subject to review and approval by the Music, Parks, and Recreation Commission prior to SPARC review of the project . j . Either reduce the number of lots (#8-11) from four to two if providing two-story homes or restrict to four one-story homes, with a 50 foot rear yard minimum setback. B. Provision of street tree planting strips along all public roadways, subject to SPARC review and approval. 11. Permanent access easements shall be provided from Lavio Drive to Rockrose Drive and from Lavio Drive to Photinia Place to insure emergency access. Easements shall be of adequate width to accommodate city and county emergency vehicles, subject to review and approval of City staff (FEIR, pg. 93). 12. A bike lane along I Street and internally to connect to existing Thompson Creek frontage bike lane shall be provided, in conformance with the adopted Bike Plan, subject to staff review and approval. 13. A geotechnical investigation shall be prepared by the developer to define scope of engineering methods for site improvements such as soil treatment, over-excavation and replacement of expansive soils with non-expansive materials, use of supported floors and use of foundations on drilled piers, etc. , prior to approval of a Final Map. 12 ~~ ~ ~ ~ ~. 1 I~ C ~ At the discretion of the City Engineer and the Chief Building Inspector, additional measures may be added to project engineering approaches to mitigate potential for damage due to landslide potentials (FEIR, pgs. 105-106) . 14. All grading, cutting and filling in the vicinity of the Archaeological site, shall be according to the recommendations and under the direct on-site supervision of a qualified archaeologist, selected by the City and paid for through developer fees to the satisfaction of City staff. Temporary protective fencing shall be erected around the archaeological site prior to any grading/construction activity (FEIR, pg. 208) . 15. All grading, cutting, compaction of fill and repair of landslide areas (including urban separator areas) shall be according to the recommendations and under the direct on-site supervision of a registered soils engineer selected by the City and paid for through developer fees all to the satisfaction of the City Engineer. 16. Completion of all grading and construction of public improvements within Phase II of the project may be allowed in conjunction with completion of Phase I improvements subject to City review and approval . 17. Maximum cut/fill slope shall be 2:1 and shall be sculpted to the extent possible to blend with the natural hill forms and contour lines and to respect and preserve existing rock outcroppings wherever possible, subject to staff review and approval. 18. An expanded engineering investigation .shall be completed by developer prior to Final Map approval to include adequate evaluation of upstream dam breach potentials and provide adequate measures to protect against property damage due to a dam breach. The measures shall include the use of additional berms constructed to protect the development area from dam-breached flood waters. The height of the berms shall be sufficient to impound the total capacity of the three 13 ~,~s~. ~ ~ ®~.1 N C ~ earthen dams (about 30 acre-feet) during high intensity storm flows. Berms shall include flow restrictors to reduce flows through the project storm drain system to below designed flow rates. The investigation report shall be subject to review and approval of the City Engineer and any other regulatory agency deemed appropriate by the City Engineer. 19. Public utility easement shall be provided to the satisfaction. of the agencies/departments which provide the individual utilities or services. 20. Access for emergency fire apparatus shall be provided to public open space areas,, subject to approval of Fire Department and City Engineer (FEIR, pg. 56) . 21. Temporary protective fencing shall be erected at the drip line of all native trees incorporated into the final landscape plan. The fencing shall be erected prior to any grading/construction activity. 22. All landscaping and irrigation proposed in the public right-of-way, in common areas, the non-park creek channel, stormwater detention areas, street trees and landscape islands shall be installed to City standards and permanently maintained through a Landscape Assessment District, formed prior to Final Map approval, subject to City review and approval. Costs of forming the Assessment District shall be borne by the developer. 23. Prior to approval of a final map, the developer shall submit a plan for energy conservation measures to be incorporated into the project. 24. The designation of Parcel "A" (approximately 6.23 acres) does not constitute provision of parklands. Specific park acreage shall be recalculated by City staff subsequent to revision of the tentative map in response to the adopted conditions of approval. Park area, nature of planned improvements, and related costs shall be determined by City staff and the Music, Parks and Recreation Commission. 14 ~~~o ~ ~ - 1 1 N C S~ 25. The following fees are applicable to this project: School Facilities Impact, Traffic Mitigation, Community Facilities Development, Park and Recreation Land Improvements, Storm Drainage Impact and In-Lieu Housing . 26. That in light of public improvements being constructed in the area, the annexation impact fees be waived for the eleven parcels located at the northeast corner of the project site (identified as Hagopian, Sabourin, King., Ferrin, Tomasetti, Minix, Pelton, Lombardi and Hopkins) . 27. That the annexation of the project site incorporate the annexation of the County island (eleven parcels referenced in #1 above, the remainder of the Hash property (16.5) acres) and the entire Lavio (project) parcel. BE IT FURTHER RESOLVED, that the City Council finds that the requirements of the California Environmental Quality Act Guidelines have been satisfied by the certification of a Final Environmental Impact Report for this project site approved by the City Council in December, 1988. BE IT FURTHER RESOLVED, the the City Council finds that identified potential impacts have been satisfactorily lessened or avoided by the incorporation of mitigation measures as conditions of the development approval as set forth in Resolution g9-10 approving the PUD development plan, and incorporated herein by reference, as adopted by the City Council on January 9, 1989. 15 ~E~®e ~ ~ ®1 1 N ~ ~ s BE IT FURTHER RESOLVED that this Resolution shall become effective as of the effective date of Ordinance 1749 N.C.S. reso . westrid ge .pre-tentative .map resol0 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 App 'vecpas to Council of the City of Petaluma at a (Regular) (Adjourned) (~~,' l~ meeting fora4i Januar on the ......2.t11............ day of ...............................~'..........................., 19..~~, by the following vote: (pity Attorney AYES: Cavanagh, Tencer, Sobel, Woolsey, Balshaw, Vice Mayor Davis, -~ . NOES: Mayor Hilligoss ABSENT: 0 - ATTEST : ... ......... ........ ... .. .. .. ....._........_..:_.__........ .. , . City Clerk 16 Mayor Council File .................................... CA IO-85 ~ Res. No. ..B.~~.. .1.1............ N.C.S.