HomeMy WebLinkAboutResolutions 88-118 N.C.S. 04/18/1988_...
Resolution No. 88-118 N C.s.
of the City of Petaluma, California
RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP
FOR THE .ANNA'S MEADOWS SUBDIVISION, A 76-LOT RESIDENTIAL
DEVELOPMENT LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION
OF MCDOWELL BLVD. SOUTH AND CASA GRANDE ROAD.
WHEREAS, Young America Homes, as owner and subdivider, has filed
with this Council a tentative map to subdivide land within this City to be
known as Anna's Meadows Subdivision, and has paid all required filing
fees; and,
WHEREAS, the City Engineer, the 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 April 4, 1988;
NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds as
follows
1. The proposed subdivision, together with provisions for its design
and improvement, is consistent with the General Plan..
2. The proposed subdivision is compatible with the objectives,
policies, general land use and programs specified in said General
Plan .
3. The site is physically suitable for the type of development
proposed, as conditionally approved.
4. The site is physically suitable for the proposed density of
development, as conditionally approved.
5. The design of the subdivision and the proposed improvements
therefore will not cause substantial environmental damage, and no
substantial or avoidable injury will occur to fish or wildlife or
their habitat.
6. The design of the .subdivision and the type of improvements will
not cause serious public health problems.
7. The design of the subdivision and the type of improvements
proposed will not conflict with easements, acquired by the public
at large, for access through or use of property within the
proposed subdivision.
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8. 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.
9. The design of the subdivision for which the tentative. map is
required will provide to the extent feasible, for future passive or
natural hearing or cooling opportunities in the subdivision.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council
hereby approves the Anna's Meadow Tentative .Map, subject to the following
conditions
1. Fire hydrants shall be located as required by the Fire Marshal.
2. A ten-foot public utility easement shall be provided. along both
sides of all street right-of-ways as required by Pacific Bell and
Pacific Gas and Electric.
3. The developer shall comply with all conditions of the City
Engineer as follows
a. The developer shall comply with the amended Petaluma
Municipal Code Sections 20.36.010 and 20.36.020 which
require the developer to pay storm drainage impact fees (as
calculated in Chapter .17.30) on construction in all sections
of the City of Petaluma.
b . Street improvements on Casa Grande will include completion
of the full street width, with recommendations from staff to
the City Council for the creation of a pay-back agreement
for improvements to the opposite side of the street from the
project site. Street section on Casa Grande shall include a
curb side bike lane and two travel lanes.
c. The project will be required to participate in a proportionate
share of the costs of signalization of the Casa Grande/South
McDowell Boulevard intersection.
d. Curb return on major (arterial) street shall be 40' @ face of
curb or 30' @ property line.
e. The grading plan must address the relationship of the
proposed lot grading to the existing adjacent. lots and homes .
Differences in lot and pad elevations must be addressed as
to the use of retaining walls or cut banks for transitioning
the grade. All lots shall have positive lot drainage to the
street.
f . In order to adequately review all items addressed in
Condition #e, the tentative map shall be revised to reflect
finished contours on each lot within the development.
g. All existing utilities (including 12KV lines) shall be
converted to underground facilities . The existing service to
the residence on the project site shall be converted
concurrently with the construction of public improvements
for the project.
h. All existing wells located within this development shall
conform to the requirements of the Petaluma Municipal Code
Section 15.08.220 - Cross-Connections-Premises with
additional water.
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i. All proposed public utilities shall conform to the City of
Petaluma's minimum design criteria, skewed utility crossings
are not allowed.
j. Overland gutter flow to the nearest storm drain inlet shall
be 500' maximum . Additional storm drainage improvements
such as extension of the proposed storm drain pipe with
additional storm drain inlets, shall be required within this
sub division .
k. The proposed bike paths along South McDowell Blvd. shall
be a 5' gutter pan in lieu of a 3' asphalt / 2' gutter pan .
1. Prior to initial submittal of the final map and improvement
plans, the developer's design engineer and the City Traffic
Engineer shall coordinate all traffic mitigation measures for
this development. These measures shall include, but not be
limited to, lane delineations with relation to the proposed
landscape island, signing, striping, turning pockets and
intersection geometrics.
m. Landscape islands in public streets shall be installed to City
Standards and shall be privately maintained. Additionally,
the streets shall 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.
n. All lot pads within this development shall be certified by a
registered civil engineer prior to the issuance of a building
permit.
o. This project shall contribute a pro rata share for Lakeville
Highway Assessment District as Traffic Mitigation Fee based
on traffic contribution formula, amount to be determined by
the City Engineer.
4. Design and construction of median islands on Casa Grande Road and
South McDowell Boulevard shall be subject to review and approval of.
City Engineer.
5. A street planting strip or tree walls with meandering sidewalks shall
be provided along all street frontages, subject to SPARC review and
approval.
6. A public easement shall be provided whereever the sidewalk meanders
onto private property.
7. Prior to approval of a final map, the developer shall submit a plan for
energy conservation measures to be incorporated into the project,
subject to review and approval of City Staff.
8. Trucks and other heavy construction equipment traffic to and from the
project site shall be confined to Casa Grande Road and McDowell Blvd.
South.
9. The developer shall be required to pay school facilities impact fees to
the Old Adobe School District.
10. This project shall participate in any future assessment districts or
other funding mechanisms formed to improve areawide flooding or other
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sub-regional problems for which development of this project is found to
be a contributing factor. Major Capital Facilities Fees if found to be
different from said funding mechanism shall also be applicable in an
amount to be determined by the City Council prior to Final Map
approval, payable at time of Final Map or pursuant to adopted
regulations .
11. The following ~prec,~ial Development Fees shall be applicable to this
project: Sewer and Water Connection, Community Facilities, Storm
Drainage Impact, Park and Recreation Land Improvement, and In-Lieu
Housing .
12. The project sponsor shall execute a binding agreement which shall
stipulate that upon close of escrow of each residential dwelling unit in
Anna's Meadows, developer shall pay a traffic impact fee of $150.00 to
the City per daily trip end estimated to be generated by said unit.
Each unit is estimated to generate 10.0 trip ends per day. If the City
establishes a Major Facilities Traffic Mitigation Fee prior to close of
escrow of any unit(s), the fee for said unit(s) and a1T subsequent
units in this project thereafter will be either $150.00 per trip end or
the Major Facilities Traffic Mitigation Fee, whichever is less on a per
unit basis .
13. If prehistoric or historic remnants are encountered during project
construction, work shall be halted and a qualified archaeologist
contacted to evaluate the finds. Mitigation measures prescribed by the
archaeologist and required by the City should be undertaken prior to
resumption of construction activities.
14. Project street names shall be subject to approval of the City Street
Naming Committee.
15. Off-site storm drainage facilities shall be developed to accommodate
drainage from this area in conformance with and to the approval of ,
the Sonoma County Water Agency.
16. Project CC &R's shall be subject to review and approval of City staff
prior to final map approval.
17. Lots located along the project north boundary shall be no higher than
12" in elevation from adjoining lots within the Cambridge Square Unit
No's 1, 3 and 4 Subdivision, subject to staff review and approval.
18. The project shall be constructed in two phases per the adopted Interim
Growth Management System. The first phase shall include 56 units for
a 1988 Final Map and the second phase, 19 units for a 1989 Final Map
unless given additional 1988 allotments. Staff suggests that lots 1-9,
11-14, and 71-75 be reserved for Phase II.
19. The tentative map shall be redesigned to create a tot lot with a
minimum area of 18,000 square feet to more closely conform to the
layout of the PUD development plan. The lot shall be redesigned to
have greater frontage on Wieling Court.
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20. The applicant shall offer to the City, for relocation, the existing house
located on the project site (facing McDowell) . If the City or another
non-profit housing agency chooses not to accept the house, demolition
may proceed subsequent to obtaining a demolition permit.
21. Lot layout for Lots 71 through 75 shall be revised to provide Henry
Way street access to the existing house on Lot 76 and to accommodate
up to an additional three lots within the area of Lot 76. A one foot
access denial easement shall be provided along the Casa Grande Road
frontage of Lot 76, subject to staff review and .approval.
22. All existing overhead utilities fronting, traversing or serving the
project site shall be converted to underground, subject to staff review
and approval.
23. The sound wall separating the development from Casa Grande Road and
McDowell Boulevard South shall be a minimum height of 8' measured
from travel lane of the arterial streets and a minimum of 6' above the
elevation of adjacent residential side and/or rear yards.
24. Hydroseed future entry drive to Lot #76, subject to staff review and
approval.
25. Bus stop to be provided on S. McDowell, subject to staff. review and
approval . -
26. The project shall be assessed for the cost of traffic control at the
intersection of Anna Way and Daniel Drive. Traffic Control shall
consist of a four-way or two-way stop, subject to the determination by
the City Engineer.
reso .tent .map . anna's mead .
RES09
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) (~doial) meeting ° ~ „'..--
on the .....18th.......... day of ..._.....April ...................................... 19..8.x., by the
following vote:
'ty ttorney
AYES: Sobel, Balshaw, Cavanagh, Davis, TEncer, Vice riayor Woolsey, Mayor jfiil~igoss
NOES: ~
ABSENT: ~ /''~~
ATTEST: ...... ~~"~ ~.,.,.
City Clerk
CA ]0-85
Council File...._5 ...........................
Res. No.~.~-..l.l.~ ............. N.C.S.
Mayor