HomeMy WebLinkAboutResolutions 87-109 N.C.S. 04/20/1987~
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~eS~~Ut10n No. 87-109 N,C.S.
of the City of Petaluma, Californi~
RESOLUTION APPROVING THE (REVISED) TENTATIVE SUBDIVISION MAP
FOR 5YCAMORE HEIGHTS, A 45 LOT RESIDENTIAL
SUBDIVISION LOCATED AT THE TERMINOUS OF
SYCAMORE LANE, AP NO. 048-141-46
WHEREAS, Leonard Jay Enterprises, as owner and subdivider, has filed
with this Council a tentative map to subdivide land within this City to be
known as Sycamore Heights 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 20, 1987;
NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds as
follows:
Tentative Map Findings:
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 said General Plan.
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the proposed density of
developmen.t .
5. The design of the subdivision, the units 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.
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6. The design of the subdivision and the type of improvements will not
cause serious public health problems as conditionally approved.
7, The project site terrain, vegetation, and secluded location create
special circumstanees and conditions for which approval of a public
street of narrower width than previously adopted standards is
desirable. Gramting of this modification for this project will not be
detrimental to the public welfare or safety, or injurious. to other
property in the territory.
8. Use of a 28-foot wide street with parking pull-outs was recommended
by the Planning Commission to mitigate the effects of grading, paving
and removal of significant vegetation associated with standard public
streets. Use ~of a public street, rather than private, mitigates
concerns expressed by the Commission with regards to maintenance,
police patrol, and parking enforcement.
BE IT FURTHER RESOLVED, based on the findings set forth above, that
the above referred to tentative map, be and the same is hereby approved,
subject to the conditions set forth below and incorporated herein as follows:
Tentative Map Conditions :
1. The tentative map shall be revised to reflect structural setbacks
adopted as part of the PUD development plan. All changes required
by this and other conditions of approval shall be made to the tentative
map, two copies and one sepia print of which shall be provided to the
Department of Community Development prior to approval of the project
final subdivision map.
2. The tentative map is subject to review by SPARC . All SPARC and
Planning Commission conditions of approval for the PUD plan which
affect 'the tentative map shall also be incorporated in the tentative map
prior to tentative map submittal.
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3. The ten,tative map shall b..e revised, to conform . to the conditions of the
City Engineer contained in the letter dated April 9, 1987 as follows:
A. The developer shall comply with the amended Petaiuma Municipal
Code Sections 20.36.030 and 17.30.,Q40 which require the
developer to pay storm drainage impact .fees (as calculated in
Chapter 17.30) on construction in a11 s.ections of the City of
Petaluma.
B. Prior to final map approval, the developer is required to obtain
the sanitary sewer easement for that portion of the sewer cnain
loeated on the Cypress Hill Memorial Park property. If this
easement cannot be obtained, the sewer serving that area will
have to be redesigned.
C. Provisions to handle the off-site storm runoff from the properties
adjacent to the north and west subdivision boundary are
required. Lot-to-lot and across pro.perty line drainage is not
allowed. Tlie drainage as proposed will cause off-site drainage
problems .
D. The legend and the grading play symbols shall be coordinated.
Specifically, the symbol for tree removal. It appears there are
existing trees to remain within the proposed street system.
E, Signing and striping shall conform to the City of Petaluma
standards and comply with the recommendations outlined in. the
traff'ic `report by D:KS Associates, December 9, 1984, as required
by the :Cit~y . Engineer. . ~ ~
Recommendat'ioiis (from DKS Traffic Consultant Study)
"The pr.oposed Sycamore Heights development combined with
existing traffic and other development along Sycamore Lane would
add to the cumulative traffic along the adjacent street system.
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The Sycamore/North Petaluma. Boulevard would ultimately meet the
minimum warrants for signalization .
The following items should be considered in the vicinity of
Sycamore Lane.
i. Replace the stop sign controlling Sycamore Lane at North
Petaluma Boulevard since it has poor nighttime reflectivity.
ii. Strip a 150 foot length of centerline on Sycamore Lane
approaching North Petaluma Boule~ard.
iii. Extend the red
Lane so that No
west of North
drivers making
eastbound left
traffic .
eu`rb along the southerly curb of Sycamore
Parking Zone extends approximately ~100 feet
Petaluma Boulevard. This will facilitate
right turns from Sycamore Lane when
turning drivers are waiting for a gap in
iv. Consider delineating a second eastbound lane on Sycamore
Lane to separate right turn from left turn and through
movements entering North Petaluma Boulevard.
v. Improve the delineation of the cemetery entrance roadway
and gate at the westerly end of Sycamore Lane to make it
clear what is expected of approaching westbound drivers.
The firial development plans should show what is planned for
this transitional area between Sycamore Lane and the
Cemetery.
vi. Show the location of sidewalks to be constructed as part of
the project on the final plan. This would inelude the
sidewalk along the Sycamore Lane frontage as well as
internal sidewalks and connecting pathways .
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vii. Show the location of; street lights on the final plans, this
would iriclude one at "the intersection of Sycamore Lane and
the project access road.
viii. Contribute toward the ultimate construction of a traffic signal
at the intersection of Sycamore Lane / Shasta / N. Petaluma
Boulevard. The projects "fair share" could be based on
proportioris of daily or peak hour volumes. DKS estimates
that the. project would be responsible for about one-third of
the traffie along Sycamore Lane. "
F. The need for a traffic signal at the interseetion of Sycamore
Lane/5hasta Avenue/Petaluma Boulevard. North, as specified in
Item viii, of the traffic study, shall be evaluated with this
development. Current traffic signal counts shall be taken and
analyzed with the projected traffic count from Sycamore Heights.
If the intersection warrants a traffic si~nal, it shall be required
with this development .
G. The existing sub;drain shall be connected to an approved closed
conduit system.
H. The cul-de-sac shall not be designed with a 100 year relief swale
over private property.
I. On-street parking shall be subject to City staff approval.
Ap,p'ropriate no parking signs and/or painted red curbs shall be
visible throughout the subdivision street system.
J. In accordance with the Petaluma Municipal Code Section 20.32:340
"Utility Easements Within Subdivision - Modification." All public
utility easements shall be ten feet in width unless the modification
is approved by both the City Engineer and the public utility
concerned.
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K. The ten foot private sanitary sewer easement sha11 all include that
portion of the sewer main Tocated on Lot 41.
L. The final improvement plans shall show the design of Sycamore
Lane as it relates to the cemetery property. Specifically the need
for an emergency turn-around at the entrance gate.
4. The project sponsor shall be required to pay low and moderate income
housing in-lieu fees of an amount to be determined according to the
schedule. established by City Council Resolution Number 84-199
N, C. S. , or make alternative arr.angements to meet the low and
moderate income liousing provision re.quirements of the housing
element, subject to ap_proval of the City and prior to approval of the
final map.
5. School facilities and Park/Recreation Land Im.provement fees .shall be
paid in accordance with exist'ing City ordinances and applicable
resolutions.
6. Fire hydrant placement is subject to review and approval of the Fire
Marshal.
7. This subdivision shall confor.m to the SCWA Design Criteria.
8. If buried archaeological materials are d'iscovered during project
implementation, work shall halt in the area of the discovery until a
qualified archaeologist can evaluate the situation.
9. Tentative Map to be revised to reflect PUD approval conditions.
10. Approximately ten (10) :additionai parking spaces shall be added,
subject to staff. approval.
11.. A drainage study shall be conducted per the direction of the City
Eng-ineer, Reeommendations from this study to mitigate adverse
dra'inage 'conditions, both existing and created by this development
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shall be incorporated into the . pr-oject improvements. This drainage
study is subject to review by the City Council prior to final map
approval . ~
12. A soils engineer versed in the drainage constraints of the project site
shall be pr.esent on-site during construction and grading . Should
changes to the drainage plan be recommended by the soils engineer
due to information gathered on-site, the drainage plan shall be
changed per the recommenclations provided the City Engineer concurs .
13. Storm drainage impact fees shall be paid as required by Municipal Code
Chapter 17.30 as amended by Council policy.
14. Separate sign permits, are needed for any project identification signs.
Said signs are subject to SPARC approval. No off-site signs are
permitted .
15. All properties are subject to ll~ajor Capital F'aeilities Fees if adopted by
the City Gouncil prior to final map approval, payable at time of final
map or pursuant to adopted regulations,.
16. Public access shall be assured on all sidewalks even if they meander
outside the publi'c r.ight-of-way in order to preserve trees, to the
satisfaction of the City Engineer,
17. All property owners shall particiPate in assessment district(s),
miti~gative. fees or other funding mechanisms which ma.y be formed or
requi~red by the City for 'design, review, formation, construction
~ and/'or maintenance of major flood mitigation and traffic circulation
projects ('i.e. Rainier Avenue) that affect or are affected by this
p.rojeet site. This project's ultimate '!fair share" responsibility toward
these improvements shall be determined by the City Council.
18. All 1'andscaping located in a public right-of-way not normally associated
with_ private front yard maintenance shall be maintained through an
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assessment district or other staff approved funding mechanism that
distributes funding responsibilities of all properties within this project.
BE IT FURTHER RESOLVED, that the City Council finds that the
requirements of California Environmental Quality Act Guidelines have been
satisfied by Resolution No. g6-035N. C. 5. , adopted by the City Council on
February 3, 1986.
reso. sycamore . heights . tent . map /reso7
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 pproved as to
Council of the City of Petaluma at a(Regular) ~B~ItiQ~X~~1) meeting °
on the _.....20th-••••••--. day of ...-•-•••-•••••A,~?I'll_.....-••---• ..................... 19.._87, by the
following vote: •--••••--•••-•--•-•-•----•-•
y Attorney
AYES: Davis, Sobel, Woolsey, Cavanagh, Balshaw, Vice Mayor Tencer, Mayor Hilli oss
NOES: 0
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ABSENT: O ~ '
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ATTEST: •-- .......~~ .......... .........••-•-•••..._..........••••-.....................•--•-•-•...-• -••-•-._..._ • .. . • ••-•••-••...--•••-•- •....... .......r._.. .:~._._.
~
ity Clerk 8 Mayor
(buncil File.-•-• ..............................
,.
cn ]0-85 Res. No..g.~.-.1.0.9........... N.C.S.
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Clt~ ~ P~'t~l~~a 11 English Street
Post Office Box 6l - Pefaluma, California 94953
Department of Public Works
Engineering•D.ivision
(707) 778-4304
April 6; 1987
Petaluma Planning Commission
c/o .Planning Department
City Hall
Pet~aluma, California 94952
Attention: Mr. Warren Salmons
Plarr~ning Director
Subject: Sycamore Heights Subdivis_ion
Dear Commissioners:
Section 20.16.420 of the Subdivi;sion Owdinance specifies that
the City Engineer sh:a;ll prepare a writt.en report of recommenda-
~tions on the tenta.tive map in relati.on to the,public impr.ove-
ment reguirements of the Subd.ivision Ordinance and the .provisions
of;`the .Map Act. -; . . . ...:: ~ . .. , ~.. •-. .
,~~ ,,;1~.~~~ The ~d.eveloper sh:a.l~1 com:ply with the. amended ,Petaluma
.- Munici pal Code Sectiows 20.._36.0~30 and 17 .3~0:0'40 whi ch ~~~
requi re ~he devel oper to. p~ay ,s°torm drai nage impact. fees
-- ,: (a:s calc.ulated~in Chapter 17:30) on construction in a.11 sections
.. .,~:~,o_f; the. City of;,Petaluma. . . - ..~~ -~ _...._ . .. -_.. _.
, v~~ s:,,. t.; ~-~:. .. . ., ., .... _. ~ ': :J~ ' -. _
.~. :2.- Pr~ior to ,final m.ap appr.oval ,. ~the yd.ev,eloper -.is requ.ired, to
..,
: -,- obt:ai n_t.he sani tary sewe.r easement-~ f.o.r_ that port°ion of°..t'he ~
.~; ;;~ ~~~ ~ sewer, mai n. .located oFl ;the Cypre~ss N.i,l-,1~:M:emowial :Par::k pro-
Per'ty.' If this easement eannot. 6e obtained, the sewer. serving
.;• th.at a~rea wi.l'1 h.ave to be redesi'gned. - . - _ :
~.~-3.. Proyi s'i.ons to h.andle the off-si te storm runoff from the _~
,_: ; p~roperties adjacent to..the north~ a.~d w:est s;ubd.iv.ision
~~ . boundary are required.' Lot-t.o:.-1ot. and across prop.erty_'-.line
drainage is not a.llowed. The drainage a-s~proposed='wi.l~l cause
off;-site drainage problems.
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RESO.~7-109NCS
4, Ttie legend and t,he grading pla.n symb:ols ,sha11 be coordinated.
Specifically, the symbol for t'ree removal. It appears there
are existing tree~s to remain within the proposed street
syst•em. ~
5. Signing and striping shall confor.m to the City of Petaluma
standards and comply with the recommenda-tions outlined in
the traffic report by DKS Associat:es, 12/9/84, as required
by the City Engineer.
6. The need for a traffic sig,nal at the intersection of
Sycamore Lane/Shasta Ave./Pet,aluma ,Blvd. No., as specified
in Item #8, of the traffic study, Shall be evaluated with
this developmefit. Current traffic sigFlal coun'ts shall be taken
and analyzed with the, projecte,d traffi.c count from Sycamore
Heights. If the intersection warrants a traffic signal, it shall
be required with this development.
7. The existing subdrain shall be connected to an approved
closed conduit system.
8. The cul-de-sac shall. not be designed with a 100 year relief
swale over private property.
9. On-street parking (excePt in parking bays) shall not be
allowed. Appropriate no parking signs and/ow pai'nted red
.- curbs sh~all be visible throughout the_subdivision street
system. . . ' ~
10. In accordance wit,h the Petaluma Municipal Code Se,etion ~
20.32.340 "U~tility Easements Withirr Subdivision - Modifica-
~tion." A11 pubTic utility easem'ents sha_ll be 10 feet ~in
width unless the modification is approved by both the City
Engineer and the public utility concerned. ~ ~~
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11. A11 houses, es'pecially two story, const`ructed above eleva-
tion sixty feet may require a water pressure system in~stalled
-1: :~.~_° for ~eac:h u°ni t to mai ntai n adequate house pressure, The
~.•°pump for each 1ot must not be att°ache.d t'o amy pipe direatly con- ~
-•~necte;d ~to the water mai n or servi ce pi pe~.~ Such' p'u~npi ng or boost-
:_~i.ng of pressure sha.ll be done from a sumP, ci:st.ern .o<r storage
tank which may be served by, but not direc:tly connected with the
water syst~em distribvtion fac.ilities, i.e., that is there must
be: an air gap betwe:e.n the pump and the water m,eter. Th'e City
w'ill~ rtot own, maintain or accept re5ponsibility for the private
press!ure syste'm on each lot over contour sixty feet. Single-
water services sh;a.l1 be provided at thes-e. locat~ions. Water
se.rviae calc:ulations must.be submitte.d with final map to verify
se.rvice pressure.
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12. The 10 foot pri,vate ~sanitary sewer ea~sement -sha1l al I
incTud,e that portion of t"he sewe`r main located on Lot 41.
13. The final improvement plans shall show the design of
Sycamore Lane as it relates to the cemetery property.
Specifically the need for an emergency turn-around at tne
entrarrce gate. ~
Ver truly yqurs,
~
Thomas S. Ha,rgis
Direetor of Public ldorks/
City Engineer
TSH/pf
Enclosure
xc: cm cc
dpw/ce cea
Moge1 Engine.er;s, Inc.
file
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~E.~i0.~7° ~O~NC~
RECOMMENDATlONS
The proposed Sycamore Heighfis developrrient combined with existing traffic and other
development along Sycamore Lane would add too the cumulQtive traffic along tfie
adjacer~t street system. The Sycnmore/North Petaluma Boulevard would ultimQtely meet
the minimum warrnnts for signal;iznfion.
The following items sEiould be considered in The vicinity of Syccmore C.ane.
I. RePlace the STOP~ sign controlling S.ycamore Lane at North Petaluma
Boulevard since it has'poor nighttime reflectivity.
2. Stripe a I SO €oot length of centerfine on Sycamore Lane approaching North
Peta{uma Bou'levard.
3. Eztend the red curb nlong ?he southerly ~rb of Sycamore Lcne so the No,
Packing Zone extends approximately I'~ feet west of North Petaluma
Boulevar.d. This; wil'I facilitate drivers rnaking right turns from Sycamore
Lane when eastbound ieft turning drivers are waiting for a gap in traffic.
4. ~Consider delineating a second eastbound Inne on Sycamore Lane to separate
right ium from left tum and through movements eniering Nortfi Petalvma
' "- Boulevard.
5. Improve the delineation of the eemetary entrance coadway and gate at tke
' ' westerly end of Sycarnore. Lane to mnke it clear what is expected of
approaching westbound driveis. The ~nal development plans should show
what is planned for this fransitional area between Sycamore Lane and the
~ Cemetary. This should inc(ude how emergency vehicles would gain access to
i.. ., the ernergency access road' connecting to two project cul de sac. For
=~~ - instance, if the. cerrietary gate is to be locked at night provisions must be
'~~`~ made to issue keys to fire and poiice `departments.
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~ 6. ~Show the locat,ion of sidewalks to 6e constructed as part of the project on the;
final .pldn: This would include fhe sidewalk along the Sycnmore Lane f.ronfage
as,well as internal sidewdlks and connecting pathways.
7. Show, the location of. street lights on the finat plans, this would incl~de one at
the i'ntersection of Sycnmore Lane and the pcoject access road.
8. Contribute toward the ulfimate construction of a. traffic at the intersection
of Sycamore Lqne./Shasta/N. Petaluma Boulevard. The projects "fair share"
could be bdsed on Proportions of daily or peak hour volurnes. DK5 est;irnates
that the projecf would be responsible for about~ one-third of the ?raffic along
, Sycarnore Larie.
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