HomeMy WebLinkAboutResolutions 87-105 N.C.S. 04/20/1987~,..
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~ j
~ ~ . F~esolution No. s7-lo5 NC.S.
~ of the City of Petaluma, California
RE50LUTION APPROVING TENTATIVE SUBDIVISION
MAP (PHASE I) AND PRETENTATIVE SUBDIVISION MAP (PHASE 2) FOR
REDWOOD BUSINESS PARK II
WHEREAS, G& W Management Co. , Subdivider, on behalf of the
property owners have filed with this Council a tentative subdivision map
("pretentative" map for those areas of the project site currently outside the
city limit) proposing to subdivide land to be known as Redwood Business
Park II, and has paid all required filing fees; and
WHEREAS, the proposed subdivision is more particularly described as
follows :
Tentative Map (within City limits) : Eight parcels located southerly of
Willow Brook Creek between Old Redwood Hwy, U. S. 101 and Denman
Road, AP Nos. 007-421-08 and 12 and 047-211-21; 22; and
Pretentative Map (outside City limits) : Nine parcels located northerly
and including Willow Brook Creek between Old Redwood Hwy and
Denman Road, all approximately 650 feet south of Ely Road, AP Nos.
007-421-07 and 047-211-12; and
WHEREAS, that portion of the project approved as a pretentative map
will, upon annexation, be automatically approved as a tentative map; and
WHEREAS, the City Engineer, Director of Planning, Sonoma County
Water Agency, Planning Commission and other interested and responsible
agencies and individuals have examined and reviewed said subdivision map
as required by law and all reports, comments, and recommendations thereon
have been forwarded to and considered by this Council at its meeting held
on April 13, 1987; and
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WHEREAS, the Planning Commis.sion recommended conditional approval
of. th`is subdivision; and,
WHEREAS, the requirements of the California Environmental Quality Act
of 1970, as amended, has been satisfied by the certification of an
environmental impact report on this project; and
WHEREAS, said EIR is liereby incorporated by reference;
,
NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds as
follow s :
A~ ap Fin din g s:
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 uses, and programs specified in the General
Plan .
3. The site is entirely within the City's adopted sphere of influence.
4. With proper design, the site is physieally suitable for the type
and proposed density of development proposed.
5. The design of the subdivision of the proposed improvements will
not cause substantial environmental damage, and no substantial,
avoidable, or permanent injury will occur to fish or wildlife or
their habitat.
6. The design of the subdivision and the type of improvements will
not cause ser'ious public health problems.
7. The design of the subdivision and the type of improvements
proposed will not conflict with easements, acquired by the public
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~ at larg" e, for aceess th "rough or use of property within the
proposed subdiv'ision.,
8. The discharge of waste from the proposed subdivision into the
existing comcnunity sewer system will not result in violation of the
existing requirements. prescribed by €he Regional Water Quality
Control Board.
9. The subdivision, as conditionally approved, adequately provides
for subregional flood eontrol measures and traffic impacts.
10. TYie overall size of the subdivision allow.s more desirable larger
lots which may be more environmentally sensitive to surrounding
rural land uses.
11. The phasing of project buildout is conditionally controlled which,
~ when coupled with other measures, mitigates potential significant
environmentaT impacts, especially traffic.
BE IT FURTHER RESOLVED, based on the findings above, that the
above referenced and °described tentative/,pr_etentative subdivision map is
hereby approved as diagramme,d on the map dated December 1985
(amended), attached, subject to the conditions set forth below:
Map Conditions :
1. Phase I- Teritative map and/or improvement plans for Phase I
shall be modified to the satisfaction ~ of the City Engineer to
include the following items prior to final map 'approval;
a. A meandering sidewalk provided on at least one sid'e of
Redwood Way and McDowell exterision in such a configuration
as to maximize efficiency 'in providing pedestrian access to
tliose parcels containing sales and/or services for this
business park's tenants and to~ bus pull-outs . A sidewalk
shall also be provided along the entire length of Old
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Redw,ood Highway adjacent to tYie project' si~te. For areas
where the sielew.alk extends outside the public right-of-way,
publ-ic access easement shall be provided.
b. Posting of D:riveway 4(immediately south of Willow Brook
Creek) for right-turn-in, right-turn-out only.
c. Improvement of signals at McDowell/Old Redwood Highway to
accommo.date pedestrian crosswalks in. all directions.
d. Underground utilities along all roadways.
e. Providing near the southern 1vlcDowell entrance or
McDowelilRedwood Way intersection for the placement of a
sign to direct traffic to those businesses with sole access
from Redwood ~ Way. The cost of sign design and installafion
shall be t'he responsibility of those businesses benefitting
from the sign. The sign shall conform to this project's sign
guidelines, subject to SPARC review.
f. Provide a minimum of 18 inch "freeboard" (i.e., extra
capacity) around all flood water detention ponds.
g. Place drainage detention basin outlets at least 12 inches
above the base of basin to prevent sediment discharge into
creeks and rivers.
h. Dedication subject to the satisfaction of Caltrans of additional
right-of-way along Lots 5 and 6 to accommodate future
widening of U.S. 101 Freeway if required by Caltrans within
sixth (60) days of notification.
i. All street improvements to accommodate street geometrics as
showri in Exhibit "C" (from the. EIR) plus bus turn-out for
Old Redwood Highway for all areas within the City south of
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the Willow Brook Creek Bridge, reiocation of traffic signal
mast arms arid utility access .
j, Temporary turn-around for ernergency vehicles as needed by
the Fire Marshall ~for McDowell Boulevard extension where it
terminates at Willow Brook _C`reek shall be bonded for
completion and reserved for installat'ion by irrevokable offer
of dedication. If Phase II is not firialized, this permanent
turn-around~ shall be installed.
k. Installation of traffic signal Lot 8 dr'iveway/Redwood Way
intersection. This signal may be bonded if traffic volumes
do not warrant installation. It is expected that installation
will be neces.sary at time Lot 8 develops.
2, Phase II - The tentative map and/or improvement plans for Phase
II shall be modified to the satisfaction of the City Engineer to include
the following items pr-ior to final map appr.oval:
a. Widening of Willow Brook Cree'k Bridge at Old Redwood
Highway on applicant's side and commitment to fair-share
participation to accommodate the ultimate street width of four
travel laries plus center turn lane and sidewalk (i.e.,
approximately 70 feet width) on opposite side.
b. Provide a vehicle non-access easement along Denman Road
and Old Redwood Highway as shown on tentative map, but
"Emergency vehicle only" access points will be excepted if
required during parcel specific design review.
c. All street improvements to accommodate street geometrics as
shown in Exhibit "C" (from the EIR) on City side of street
for Old Redwood Highway for ail areas north of (and
including) the Willow Brook Creek Bridge. Applicant shall
commit to fair-share participation in future widening of
County portion of road.
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d. Bus pull-out in a central location on McDowell Boulevard
extension .
e. Signalization for northermost 'intersection of Old Redwood
Highway .and North McDowell Boulevard extension.
f. Lane widths increased as needed to provide buffer between
curb and landscaped median island at project entrances.
g. Redesign to join and minimalize conflicts between the
project's northermost driveway (.Lot T7) and the residential
property driveway to the north.
h. Deceleration/acceleration lanes for right-turning movements
should be provided as follows:
a) A minimum 150' deceleration lane for the entering
movement at Driveway 6 (Lot 17) . This will partly be
on Lawrence's property, and contingent on affirmation
of the improvement plans' accurate reflection of at least
minimum sight distance of 550 feet visibility.
b) A continuous auxiliary lane between driveways 5 and 6
southbound, which will serve vehicles turning right out
of driveway 6 and turriing right into driveway 5.
( Note : No acceleration lane is required out of driveway
5, since this is signal-controlled, and it would be costly
to provide the required cross section over Willow Creek
to aecommodate another lane) .
i. Goordinated traffic signal timing from U. S. 101 to the
northern City limits on Old Redwood Highway to facilitate
traffic volumes at faster continuous speeds .
j. Irrevocable offer of dedication to the City and SCWA for the
Denman Diversion Channel (aka Willow Brook Diversion) .
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. This channel shall be labeied as an undefined reservation
subject to :future refinement th-rough the Sonoma Gounty
Water Agency Master Drainage Plan. The alignment should
be deter.mined and the offer recorded prior to finalization of
the Phase II Final Map . If said land is not required as part
of a subregional flood control measure, as determined by the
City, the offer of dedication may be withdrawn. Land
dedicated for the Denman Diversion Channel or extra land
dedicated -for widening Willow Brook Creek may be credited
in amount equal to. cost of land at close of escrow to
applicant against project's share of areawide flood mitigation
costs.
Flood (both phases) .
3. The storm water detention ponds shall be sized to contain all projected
on-site "100-year" base flood waters; additional run-off caused by
paving, compaction or other changes to soil surfaces; and water
displaced by buildings, ,.si-te improvements, foundations, fill, etc,
Development of this ,projec't sfiall result in zero net water displaeemen=t
- based on hydrologic and hydraulic -i.nformation for a projected
100-year flood event supplied by. the applicant ~based on data from the
Army Corps of Engineers/FEMA• and confirmed by the City Engineer
and SCWA. A mechanism for perpetual maintenance of the detentiori
ponds in funetional and aesthetically pleasing form and to maintain the
project's septic sewer pump (e.g. trust fund, private assessment
d'istrict, bond or cash deposit, etc. ) shall be created by the applicant,
subj'ect to City Council approval, prior to final map approval.
Provisions for funding and access for Gity mairrtenance of the ponds in
the event of an emergency situation or failure of the applicant to
adequately perform maintenance shall also be made for City approval
prior to final map approval. At such time as the on-site detention
ponds are nq longer needed, they may be filled and developed under
the same conditions and restrictions as the rest of this subdivision.
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4. The ,project developer (subdivider)` shall be committed to construct
. channeT improve.ments across the project site if and when~ the entire
areawide flood mitigation project (e. g. rechannelization of Willow Brook
Creek, Denman Diversion Channel or other similar projects) are
installed. Said commitment may be in the form of a bond, cash
deposit, participation in 'an assessment district, prepayment of fees, or
other method found to be acceptable by the City Council at time of
final map approval of Phase II final map . Gonstruction of these
improvements will act as a credit toward this project's "fair share"
contribution toward flood mitigation as determined by the Council.
5. All finish'ed floor elevations shall be above the base flood elevation
pursuant to Council policy . Each finished 'floor elevation shall be
certified as to its conformance to current policy or ordinance to the
satisfaction of fhe Chief Building Inspector prior to building
occupancy.
6. All, grading shall conform to the Sonoma County VVater Agency Design
Criteria. Floodwater flow through the property shall not be
obstructed at times of flooding along Willow Brook.
Traffic (both phases) .
7, The final subdivision map for Phase II shall be approved only if it has
been proven by the applicant to the satisfaction of the City Council
that cumulative traffic levels on streets, intersections and freeway
overpasses and interchanges influenced by projeet traffic - as
determined by the City Engineer:
a) will not drop below levels of service stated in the April 1986
DKS traffic study ~(contained in the project EIR certif'ied by
Reso No.87-93 ) because mitigation measures have been
implemented., (including but not necessarily limited to
signalization of the US 101/Old Redwood Highway off-ramps),
or
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b:) a funding mechanism (e.g: fees, assessment district, bonds,
etc. )~i`s_ approved and in place exclusively for the design,
review and construction of improved overpasses at Old
Redwood High~way and either Corona Road or Rainier
Avenue .
8. The central left turn lane to be installed in Old Redwood Highway
shall be of a raised landscaped median design to the .satisfaction .of the
City Engineer. S'aid = median is expected . to be continuous, with
left-turn pockets, with breaks only at str.eet intersections, the
northernmost driveway to the Country West Center, and Lot 17
driveway. The Gity .Council authorizes creation of a benefit district
for purposes of determining fair share costs to be paid back to
applicant from new businesses/developments contributing to an increase
in Old Redwood Highway traffic, said district subject to Council
ratification .
9. The applicant shall create or annex this property to a landscape
maintenance assessment district or create other funding mechanism to
maintain all landscaping and irrigation installed within the public
right-of-way of the, project, including entryway landscape areas and
unused area of right-of-way and cul-de-sac landscape islands;
detention ponds; open space easements, if desired; creeks and
maintenance roads subject to approval of appropriate City staff prior
to final map approval.
10. All ~ recommended conditions contained in the City Engi.neer's January 9,
1987 letter are incorporated herein.
11. The No. McDowell Blvd. 40' curb-to-curb section shall be striped for a
two-way left turn lane and two through lanes with no parking.
12. Radii of all curb returns (measured at the face of the curb) should be
30-40 feet to provide sufficient turning radius for larger trucks.
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13. The existing designation ("Redwood Way° ) of the short roadway
serving the Quality Inn,. Motel 6, Ferrari Restaurant and Sonoma Joe's,
shall be changed, since no link with Redwood Way east of Old Redwood
Hwy is now proposed.
Fees.
14. All property owners shall participate in assessment district(s),
mitigative fees or other funding mechanisms which may be formed or
required by the City for design, review, formation, construction
and/or maintenance of major flood mitigation and traffic circulation
projects that affect or are affected by this project site. This project's
ultimate "fair share" responsibility toward these improvements shall be
determined by the City Council.
15. Prior to final resolution on the annexation by the City Council, fees in
the amount of $15, 000.00 per acre to be annexed (as volunteered by
the applicant) or as determined by subsequent Council action shall be
paid to supplement freeway overpass improvements, areawide flood
mitigation, and other projects of a subregional nature that may be
accelerated by monies for design and research prior to formation of
assessment districts or other funding sources. If the $15,000.00 fee is
paid prior to Council adoption of such fee for properties to be
annexed, the difference between this prepayment and the adopted fees
shall be paid by the applicant or City, as applicable, so that the
amount of fees actually paid by the applicant are equal to the fees
subsequently adopted by the City.
16. This project is subject to Major Capital Facilities Fees 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.
17. Buildings constructed on this project site are subject to Community
Facilities Devel'opment fees, payable at time of issuance of building
permits .
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18. This ;project shall be subject to pay,.ment of storm drainage impact fees
per Muni:cipal Code Ghapter 17. 3'0 . ( In accordance w'ith the City
Engirieer's recommendation, these fees are expected to be zero if ponds
are property designed. )
Creekside/Natural Proteetion.
19.. An irrevocable offer of dedication for the ultimate probable width of
Willow Brook Greek and maintenance easements/roads, as determined by
the City Engineer and SCWA, shall be inade to the City and recorded
on the title of the property concurrent with Phase II final map
approval. Land not~ needed as part of a subregional flood control
project (e. g. , Willow Brook Diversion) shall remain in private
ownership. If said~ lamd is not required as part of a subregional flood
control measure, the offer of dedication may be withdrawn with City
consent.
20. The improvement plans for Phase II and master landscape plan shall
include along Willow ~~ Brook Creek a pedestrian, path or maintenanee
road and landscaped border subject to approval by ~City- staff, SPARC,
Sonoma County Water Agency and. Department of Fish and Game. The
improvements shall provide reveg-etation plan to protec't the visual and
habitat amenities of the creek in the event Willow Br-ook Creek is
widened as part of an areawide flood control project. Bonding for said
improvements shall be made prior to dedieation of the creek to the
City. After approval, implementation of the plan, maintenance of the
walkway and creek areas (except for the water flow area) shall: be the
responsibility of a~maintenance assessmerit district or other staff'
approved funding niechanism that distributes fundirig responsibility to
all land within Redwood Business Park II.
21. All exist`ing trees which are to remain shall be protected during
eonstruction and grading . Fir trees shall be protected by installation
of a tempora'r.y fenee at the dripline pr-ior to grading to prohibit
intrusion by heavy eqtiipment. All existing trees which were slated to
remain but are removed, destroyed or weakened so that death is a
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consequence of construction . or ~grading shall be replaced by a
specimen-sized tree or trees to tlie satis:faction of the Director of
Community Development and Planning . ~
22. The hilltop portion of Lot 17 needed to be preserved in its natural
state to provide a visual transition between industrial and rural land
uses, as determined by SPARC, shall be placed in an open space
easement or zone of the PCD . Maintenance responsibilities of this
district may be provided through a landscape assessment district.
23. All proposed grading, including excavation of soil from Lot 17, shall
be reflected on a revised tentative map, grading plan or improvement
plan subject to review and approval of the City Engineer prior to
submittal of finaL map application for Phase I. Excavation not
associated with specific development or erosion control for any parcel
shall not extend into proposed open space areas. A reclamation plan
for large areas ~ of -excavation must be prepared by the applicant, that
addresses severe slopes, revegetation, visual impacts, erosion, timing
of reclamation, etc., subject to approval of sfaff and SPARC. O,ther
design and development issues pertaining to Lot 17 may be addressed
by SPARC at time of parcel-specific development review.
24. Landscaped areas shall incorporate native vegetation to the maximum
extent possible.
Facarric>n+c j
25. The project property's obligation to sewer assessment District 9 shall
be paid off in full prior to final map approval. For~ those portions of
the site not currently located within District 9 or the Denman Sewer
Payback Zone, r.etroactive payment to ~equalize the status with
properties within the District/Zone shall be made before final map
approval. , Such payments shall be coinputed by City staff, subject to
approval by the City Council. .
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26. Access to the Wi`llow ~Brook Creek: _maintenance easement shall be
assured for maintenanee. per.sonnel across all pro,perties.
27. Public utility access and easement locations and widths shall be subject
to ,approval by PG&E, Pa¢ific Telephone, SCWA and all other applicable
utility and serv'ice companies, and the City Engineer and shall be
shown on the final map as necessary. All streets in the project shall
be subject to approval by the. Street Naming Committee.
Misc. /Standard.
28. The on-site water well shall be offered for dedication to the City. Use
of the well by the project sponsor for irrigation of project landscaping
and pond is conceptually acceptable. The allowable amount of water to
be used for private uses after City acceptance of the well shall be
decided by the City Council at time of acceptance.
29. To eliminate unwanted materials and sedirnentation frorn the city sewers
and Petaluma River, silt and grease traps shall be incorporated in the
project drainage system and periodic sweeping of project roadways,
parking areas and other areas that clrain inta the storm drain system
shall occur. A11 project .grading shall oc'cur during the mid-April to
mid-October dry season in accordance with City Gracling Ordinance;
graded areas shall be~ promptly revegetated in accordance with an
approved erosion control plan.
30. The foll'owing measures shall be taken during all grading and
construction activities to mitigate the short term air quality impacts .
- Sprinkle unpaved construction areas with water at least twice a
day to reduce dust generation .
- Immediately reveg-etate graded or vacant land if construction
activity is postponed.
- During construction, the general contractor shall maintain and
operate eonstruction equipment in such a way as to minimize
exhaust emissions (e. g. avoid idling of construction equipment) .
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31. Construction shall occur only Monday - Saturday between the hours of
7:0~0 AM to 7:00 PM.
32. Construction activities shall comply with applicable zoning ordinance
and municipal code performance standards (noise, dust, odor, etc. ).
33. In the event that archaeological remains are encountered during
grading , work shall be halted temporarily and a qualified archaeologist
shall be consulted for evaluation of the artifacts and to recommend
future action. The local Indian community shall also be notified and
consulted in the event any archaeolo~ical remains are uncovered.
34. The height of planted shrubbery along Old Redwood Highway near the
driveways should be kept to two feet or less for dense plantings.
Otherwise, sparse plantings (such as trees with no low branches)
should be used in the critical sightline areas.
35. The permanent pond shall be designed to account for sedimentation,
mosquitos, and other problems identified in the environmental review to
the satisfaction of staff prior to SPARC review of Lot 8 construction
drawings .
36. All parcel dimensions shall be shown on final maps.
37. If an agreement is reached between City staff and Caltrans prior to
completed construction of freeway-abutting lots, the applicant shall
participate in a shrub /tree planting program within the US 101.
right-of-way. The applicant is invited to participate in policy
formation regarding these planting areas.
38. The master landscape plan and design guidelines shall be modified as
required by this approval and by SPARC and a corrected copy of each
shall be provided to the Department of Community Development and
Planning and the City Engineer for approval prior to application for
final subdivision map.
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39. Public access shall be assured on all sidewalks even if they meander
outside the public right-of-way, to the satisfaction of the City
Engineer.
40. Interior streets shall be designed to accommodate bicycle lanes to the
satisfaction of the City Engineer.
reso. tent. map
plan
Under the power and authority conferred upon this Council by the Charter of said City.
REFEREIVCE: I hereby certify the foregoing Resolution was introduced and adopted by the A p as to
Council of the City of Petaluma at a(R,egular) (1g1~@~X(~HO[8d) meeting fo
on the ....20th.-•........ day of _........April.--•----~--....--•-• .................... 1987_., by the
following vote: •••••- - -•--•- ...--•....--•-•--•._..._
ity Attorney
AYES: Davis, Sobel, Woolsey, Cavanagh, Balshaw, Vice Mayor Tencer, Mayor Hil go
NOES: 0 ~
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ABSENT: O ~ ~ ~
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ATTEST : .... ...~... ...•-•••• ••••....._....._....••~~~-•-••--••--••••-•-•-•.... -- ••-••••••' ••••••-•••••••••-•••--•-••••--•-•--•••-•-
i-ty Clerk I S Mayor
Cbuncil File.....--°--°--- .................•-
cn ~o-ae R~S. No...8.7.-1.0.5...._..... rr.c.s.
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5.
Boulevard f ended . that consideration be given fo the North McDoa
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-. arty-foot curb-to-curb :aection being striped for a two-a
left` ttini Iane and two thr.ough lanes cvi'th no pai~king.
The Draft EIR contains numer,ous traffic mitigation measures. It is
recommended that th_e Engineeriiig Department staff concurs with the
miti~ation recomnenda:tions and recommends that they be made
conditions of fhe subdivisioa develo ment
modi$cations: P with the following
A. Condition 7 ,indicates a
with t~ie proposed General~t Plananupdate,~ staff ovould reco m nd
that. a landscaped . median treatmenf be considered for OI'd .
Redwood Hi~hway. ~~ T;~y, (y.~/D/TIdVJ No. $~
B. Regarding Candition 8, sigaalizatiiin of the raAps with US l0I/OId
Redwood Highway, these two signals should be installed as a
eondition of the development or a pro-rata share of the cost of
the sig.nals 'based upon tr.affie generation from the developasent ~
contributed towards the cost of future signalization. ~SwT~Nt, ~o•"d;fio~,r ~6~l~I~
C. For Conditicn lI regar;ding the Rainier Avenue Interchange; the
developer should be awai~e of a pofential "Rainier Avenue Benefit
Assessment District" in which the development should be required
to parti'cipate.. (See TM. Co.+b~rro..~ %y~
D. The tentative subdivision map does not sho~v' the ne~ded
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improvements to Old Redwood Highway to accommodate Commeat
. _ - . No . .6 .
6. Those portions of the proposed Lot 19 :above EIevation 60 could not_ be
,~ provided wifh ade,quate domestic or fire protection from the Citv's
existing water spsfem. .
' 7• : Prior to final map subautfal CALTRAIVS shouId be conta`cted regardiag
=.~ any desired right=of-way acqtusitibn for future wideaing of US 101.
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The reservahon for the Deziman. Diversion Channel in phase Z labeled
-~ -~ `as ari undefined reservation 3s subject to future refiaemeat thro,ugh
the Sonoma County Wafer q~encp Biaster Drainage Pian. The alignment
-• ~" should be ~determined grior fo finalization of :the final map •f,or P,.hase~ 2..
=-~ :~,= T'he: amended ten'tative map shows aa alternative twentq=three foo,t ~
, ~v
reservati'on for widening 'Willo~v grook ~Creek. if tfie Denman diversion is
not, ;buil't. The City ,sliould relinquish back, to the .owner whichever
reservation is not utilized for future storm drainage improvements .
9. . On Tppical Section "B R O.ld Redwood Fiighway, during construction the
= ~ on-site contractor- must '
verify that the twentp-foot existing roadway
section is adeqiaate: Otherarise, the developiaent would :be r.equi=ed to
recons~truct tke. roadway to centeriine.
T0. A trartsihcn ~section of roadway improveaenfis adjacent to the proposed
Lot T9 across the fronta~e ~ of the e.~isting Lawrence propertv would be
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Clty of Peta~lu~na u~~~n s~~t
Post Office Box 6t:-°PetaTurna, Califomia'94953
Petaluma `Planning Cammission
c 1 o Plannin g D ep artaent
City Hall
Petaluma, CA. 94952
Attn: M~. Warren Salmons,, Planning Director
Subject: Redwood Business Park Unit No. Z
~ Amended Tentative l:sap
Dear Commissioners :
Section 20..16.420' of the Sub,division Ordinaace specifies
Engineer shall pr,epare a arritten report of recommendations
map . in relation to flie; public i~provement requirenients of
Ordinance and the provisions of the Map. Act. .,
that the City
on the 'Lentative
the Subdivision
1. The ameaded: teatative map has been r~vised ta create detention poads
-._:. -.~ • existing. Caty Council policy. Th"e ponds
~~ asat roe o~a ~~o~d ~ ~D tinue to p"rovide for the on-site gtorage
P-P
, detention that cuzrently . occurs _ as well as' provide for : additional
,:.., .
,°, .. storage~ based upon the .iac=eased .rua,-.off of. .developm~nfi of. the
,. .. .
-- - ~. prqp:erty • The:~ technical . calculations arill~ have to b~ verified bp the
"'~ '• Sonoma County Water .. Ageacy prior ~ to~ final . map approval. The .
'-~ _''~ developer's . engineer',s proposed redesigned detention ponds ' av.ill not
. _
~" , requir.e an elaborate electronic~ control system and'; as zede'signed with
~ ~~ a. gravity outlet!, 'will not be adversely `affected by the potential high
~ groun~dwater indicated in the• soils xeport.
ro osed sanitary ,sewez pump ~ station to service Phase 2 of the
2., 'Tlie: p p
-~ development shculd be oavaed and maintained throu~h a business
°. owners' assaciation cvhich;' would include tlie operation and maintenance
.___..
~ cost', as well as creation of a sinking fund for' replacement of the pump
~ station;, :if ~not retained for ownezship by developer.
3. At the Iandscape median entrance off Old Redwood Highway the Iane
shoul'd have a two-foot' buffer from either curb or island.
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Departmeat of Public ~Yorks _
Engineering Division _.
(?O?) 778-4304 ~ Januazq 9, 1987
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. ~~ AMENDED ~:~` ~',_ ~,. ~~. \ ~a . . , ~ . ,
` g~= ~~ TENTATIVE MAP'
t.~f _~~,~ a„ , ., J ' •
~ ~" '" -`" 'm" REON'OOD BUSINE55 PARK TWO N'~ wxawe 8 i;: m~. _~ a r.
s~ qr R. ~.. 1ua ~ ~~.• ~ p~ ~ sp .Bwota6ats w
.. __..~. i_ o •.'~ FORO~{WM~NA6DIFMCa . 'I' W.w~q~saa+.~e~«~~a~...i s.ewsLa...~w.~~.:. ~
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necessarv` :and cvould be det~rmi=ied with~. the 'improvemeat' plans for the, "•
proposed Phase 2.
11, The on.-site domestic, avater well indicated on the teatative map shouId
be offeied to the Citiy Water D:epartmeat as a condition of the tentative
map. ~Sae T./ l. CoNa,rnc.a 28~.
. truly you s .
:1r`~(/j
Thomas S, Fiargis
Director of Public Norks /
Citp Engineer
cc: Citp Clerk ~
dpw/ce
cea. •
$rian. Kan~as .Foulk .Associates
file
letter.redwood bus.park ~
pcoml3
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