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HomeMy WebLinkAboutResolutions 86-151 N.C.S. 06/23/1986r - FZesolution No. 86-1.51 N ~.s. of the City of Petaluma, California RESOLUTION APPROVING THE TENTATIVE MAP FOR THE SONOMA HIGHLANDS RESIDENTIAL SUBDIVISION, A 237 UNIT SINGLE FAMILY DWELLING DEVELOPMENT "B" & "D" STREETS AND WESTERN AVENUE ASSESSOR'S PARCEL NUMBERS 8-032-42, 8-480-05, 08-049-09 & 10, 19-012-15 & 16. WHEREAS, BCE DEVELOPMENT, Inc. (formerly DAON Corporation) as owner and subdivider, has filed with this Council a tentative map to subdivide land within this City to be known as Sonoma Highlands 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 May 6, 1986; NO[N, 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 (The proposed subdivision as referred to herein includes those conditions set forth in this Resolution) . 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 development. 5. The design of the proposed subdivision and the improvements therefor will not cause substantial environmental damage, and no substantial or avoi dable- injury will occur to fish or wildlife or their habitat. b. The design of the proposed. Subdivision and the type of improvements will not cause serious public health problems . 7. The design of the proposed Subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. Hcs. iVv....,...0.(.-.1.5}. V.C.S. 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 proposed subdivision for which the tentative map is required provides to the extent feasible., for future passive or natural heating or cooling opportunities in the subdivision. 10. The findings contained within the Resolution approving the Unit Development for Sonoma Highlands residential project are hereby incorporated herein by reference. 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: Condition 1. All storm drainage improvements sfiall be subject to approval of the Sonoma County ;Water Agency and City staff. All necessary on and off-site improvements shall be provided by fhe developer. Condition 2. Design and construction of all public improvements and utilities necessary to serve the project shall be subject to approval of the City Engineer . Condition 3. Public utility easements shall be provided to the satisfaction of the agencies/departments which provide the individual utilities, e.g., gas/electric by P.G. & E., water/sewer by City of Petaluma. Condition 4. All on-site private improvements, i.e. , paved areas, utilities, drainage, etc. , shall be subject to approval of appropriate City Departments. Condition 5. Prior to approval of a final map for any portion of the project the developer shall pay the storm drainage mitigation in-lieu fee specified in the City ordinance. Condition 6. All grading (cutting, compaction of fill and repair of landslide areas) .shall be according to the recommendations and under the direct Reso No 86-151 N.C.S. on-site supervision of a registered soils engineer selected by the City and paid for through developer .fees all 'to the sat"isfaction of the City Engineer. Condition 7. 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. Condition 8. A complete grading, drainage, erosion control and revegetation plan shall ~be submitted :for access -road segments from "D" Street and Western .Avenue, -prior to approval of a final map, subject to approval by the City Engineer. Condition 9. The access road connection to Western Avenue shall be completed prior to issuance- of building permits for units in Phase II as herein defined. Roadway outside of phase under construction may consist of travel lanes, minimum shoulders and temporary drainage improvements, subject to approval of City Engineer. Condition 10. All street names shall be subject to final approval of the City Street Naming Committee. Condition 11. 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. Condition 12. All landscaping proposed in the public right-of-way shall be installed to City standards and permanently maintained through a Landscape Assessment District, subject to City approval. Condition 13. All utility boxes and transformers shall be ..fully screened, subject to approval by SPARC and the Community Development Department. Condition 14. Prior to approval of a final map, the developer shall submit a plan for energy conservation measures to be incorporated into the project:. Reso No 86-151 N.C.S. Condition 15. Prior to approval of the final map for each phase, the developer shall record scenic./open space easements which prohibit development covering all open lands to be held in common by the homeowners association, subject to approval by the Community Development and Planning Department and City Attorney. Limited development of recreational amenities shall be permitted within these areas, subject to City staff approval. Project C. C.. &R. s shall reflect said .areas as permanent open space, ongoing use restrictions and maintenance thereof. Condition 16. The developer shall design and construct or contribute the costs to the City, to City street standards, .improvements to "D" Street between Sunnyslope Avenue and the beginning of the County improved roadway 300± feet to the west, subject to the .approval of the City Engineer . Condition 17. Assessment of School District capacity by phase shall be undertaken by the Planning Department and the School District prior to building permit issuance for each phase to more clearly define school enrollment levels . Condition 18. A second botanical survey shall be conducted by the developer, subject to review and approval of the .Planning Department, in June of 1986 for Phase I and in April or May of 1987 for other Phases for the determination of rare species . If rare plant species are discovered, the California Department of Fish and Game would be notified. The Department would then determine the mitigation to be implemented which could include transplanting, or protection Condition 19. A revised tentative map. ~ and PUD development plan exhibit, incorporating all conditions of approval which can be reflected in map form, shall be submitted- within 60 days of final approval of the tentative map. Condition 20. Project CC & R's, signed and in recordable form, and homeowners association bylaws shall be submitted 60 days prior to approval Reso No 86-151 N..C.S. of a final map and subject to the review and approval of the Community Development and Planning Department and City Attorney.. Project CC & R's shall be signed and recorded. with Final Map . City shall become a party to C.C.&R.s, making amendment, subject to City approval. Condition 21. The developer shall submit a plan for on-going routine parking area cleaning prior- to issuance of the first certificate of occupancy and subject to the review and approval of the Public Works Director. Condition 22. Lots shown to include portions of common parking areas or landscaping areas abutting common parking areas shall be redesigned to make lot lines coincide with building walls or fencing which surround said common parking areas. Garages are excepted; a 1 foot setback may be maintained. Condition 23. Prior to the issuance of the first building permit, the developer shall contribute to improvements to "D" Street - including repaving on "D" Street. from Sunnyslope to Petaluma Blvd. ; repaving on Western Avenue from ;Hill Drive to Petaluma Blvd. ;~ signalization at Sixth and "D" , and "B" at Petaluma. Blvd. - in an amount of money based upon the project's prorated share of the traffic using said streets as identified in the Draft Subsequent Environmental Impact Report. Condition 24. The developer shall provide any necessary improvements at the "D" Street and Western Avenue intersections with Victoria Drive to accommodate adequate turning movements or acceleration/deceleration lanes subject to approval of the City Engineer. Condition 25. Mitigation measures addressing soils., geology and siesmology shall be incorporated as set forth on pages 3-84 through 3-86 of the project EIR, pertaining tq soil compaction, vegetation preservation, erosion control, geotechnical site investigations, sediment retention and drainage. Condition 26. A program for weed and grass abatement in open space areas shall be provided subject to City approval. Reso No 86-:15.1 N.C_S. Condition 27. on all streets . Turn radius shall be in accordance with C-50 design curve Condition 28. Roof cover shall be of fire retardant type in all areas of project . Condition 29. At the time of preparation of improvement plans for Phase III, applicant shall comply with provisions of the sewer master plan in force at that time. If no gravity system exists within 300 feet of Victoria Drive at Western Avenue, a lift station shall be built on the Sonoma Highlands site to serve units draining toward Western Avenue. If the master. sewer plan still shows a proposed gravity sewer to serve this area in the future, a gravity line shall be constructed within Victoria Drive from Sonoma Highlands to Western Avenue. At such time at the downstream gravity sewer becomes available, the lift station shall be abandoned in favor of the gravity connection. Lift station maintenance shall be funded by the Homeowners Association and performed by the City. Condition 30. Offsite sewer system improvements to provide adequate capacity for Sonoma Highlands shall be provided by the developer as called for by calculations submitted with the tentative, map analyzing downstream sewer capacity on "D" Street including a payment to the City for apro-rata share of the costs of improvements to the C Street Pump Station as recommended by the Master Sewer Plan. Condition 31. In accordance with City Council Resolution 9100 . N. C. S. all sanitary sewer mains must be in paved roadways or accessways whenever feasible in order to provide maintenance accessibility. Condition 32. All sewer mains shall be ductile iron in side hill areas throughout the development due to the unstable nature of the property. Condition 33. In order to provide adequate fire protection and eliminate a single source of feed for water to this area, it will be necessary to connect to the existing 12" water main at "D" and El Rose with an additional water Reso No 86-151 N_C.S. pumping station to boost water along the "D" Street/Victoria Drive access to Sonoma Highlands.." Condition 34. The proposed water service to the Varnhagen property will require City Council permission for outside water service prior to connections . Condition 35. Sizes of water mains to provide domestic and fire flow shall be determined at the final map stages based. upon engineering calculations to provide domestic :and fire, fiow.. , Condition 36, A11 water mains on. side hills shall be :ductile iron due to the unstable nature of much •of the hillside area. ~~ Condition 37. In accordance with City Council Resolution 9100 N . C. S. , all water mains must be in paved access roadways or parking areas whenever feasible . Condition 3'8, Those roadway easements that were dedicated as part of the original parcel mapping of the properties shall be abandoned by the City Council prior to final map approval (in phases as necessary) . Condition 39. All water mains and sewer mains shall be in exclusive easements (Resolution No . 9100 N . C . S .) . Condition 40. All back yard and .hillside drainage control shall be by underground pipe system with. surface catchment wales and inlets. Condition .4'1. Landscaped islands in the public streets shall be privately m~ain.tained. Additionally,, the streets must be widened appropriately to accommodate. a 2 foot shy-away from curbed .medians and landscaping installed so as .not to provide sight distance obstructions for motorists. Condition 42. Developer shall construct a pipe parallel to the existing stream from the:. end of Highland court to the entrance to the Water Agency pipe near El Rose, Drive that will carry a portion of the flow from the Reso ,No $6-15;1 ;N,C.,S. project representing the increased •flow due fo development. The base level of flow shall remain in the stream. Condition 43. An engineering report on storage and pumping requirements to address the potemti'al intensities of development of the Scott and Varnhagen properties shall be submitted with the final map. The report shall address the possible -requirement for additional. water tank storage at the existing City water tank site or some alternative site and whether it may be necessary, in the future, to install a water pump station at Western Avenue and "D" Street- to boost pressure when (and if) the Varnhagen property is developed. Condition 44. This subdivision qualifies for the hillside exemption specified under the Subdivision Ordinance; all streets shall be built as public streets to city standards including cul-de-sac radius of 5D' at face-of-curb. Condition 45. Dedication to Sonoma County Parks of the future roadway to the regional park, as shown on Sheet C3, and construction of road improvements by the developer of Sonoma Higllarids shall take place with the final map for Phase II. Condition- 46. The landslide areas must be stabilized with Phase I development . Condition 47. Stabilization of landslides on open space areas proposed for dedication shall be subject to approval of City Engineer: Condition 48. Prior .to or concurrent with. approval of the first Final Map the developer shall offer to the City of Petaluma for public dedication the 42+ acr-es noted. as urban separator adjacent .to .the West Petaluma Regional Park. T,he boundary of the urban separator area .shall be modified to abut .Brewster... Court.. If the City refuses offer., the open space or portion thereof shall. be treated as other commonly held project open space. Condfiori ~ 49. The developer shall install at time of development of Brewster Court, a 1=inch water service and small pump station to provide Reso No 86-,15.1 N.C.S. adequate water pressure at the park boundary. Other improvements to be extended to the Regional Park, boundary include a 4-inch sewer lateral and a 12 foot wide gravelled access road covering. the utilities and a 5 foot paved bike trail beginning at Brewster Court. A barrier shall be provided to prevent routine .vehicular access to the park from. this location until such time as the City and County agree to provide park access from this direction . Condition 50. All houses:, constructed above the permitted pressure zone, 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 with 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 is 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 the permitted pressure zone, Water service calculations must be submitted with final map to verify service pressure. Condition 51. Highland. Court shall be redesigned as a cul-de-sac extension of "B" Street rather than Victoria Drive including pedestrian, bicycle and emergency vehicle access to connect with Victoria Drive to provide 50' ROW and 32' pavement, subject to City approval. Lot pattern shall include a maximum of 39 lots of which no more than 32 may be cluster lots . Condition 52. Victoria Lane, Wickersham Court and Alexandria Lane shall be constructed to City public street standards, subject to City Engineer approval, and provisions of Section 20.32.260 of the Iviunicipal Code, as follows: Victoria Lane 30'ROW (28'pavement) Wickersham Court 44'ROW (30'pavement) Alexandria Lane 30'ROW (28'pavement) Condition 53. Gladstone Lane shall be constructed to City public street standards, subject to City Engineer approval, as having a 50' ROW and. 30' of pavement . Reso No 86-15'1 1~.C.S. Condition 54, Victoria Drive (on-situ) shall be 60' Right-of=Way with 40' paved. surface. curb to curb, to provide two 12' travel lanes and permit parking on both sides of the street. Condition 55. Six custom home lots shall be provided at the terminus of Hayes Avenue with extension of street and utilities subject to approval of City. Condition 56 , Lot pattern on Wickersham Court shall be redesigned to provide eight semi-custom single family dwelling/single access lots. Condition 57. Lot pattern on Gladstone Lane shall be redesigned to provide fourteen custom single family dwelling/single access lots along the edge of the Varnhagen property .and the open space/scenic easement area.. Condition 58. Lot pattern on Alexandria Lane shall be redesigned to provide eleven custom. single family dwelling/single access lots along the edge of the Varnhagen property and the open space/scenic easement area.. Condition 59. Phasing shall, be comprised as follows:.:Phase I = "'B" Street Extension and Hayes Avenue; Phase II = Victoria Lane, Brewster Court, Wickersham Court and Victoria Drive units (not to exceed 105 units) ; Phase III = Gladstone Lane, Alexandria and the remaining Victoria Drive units (not to exceed 87 units) . Total project not to exceed 237 units. Condition 60. All of the semi-custom lots may be allowed to develop as custom homes if market demand will support more custom lots in order to have as many custom houses as possible (custom meaning of an architectural design that is not duplicated within the subdivision., semi-custom meaning of an architectural design that is duplicated very few times within the subdivision) . Condition 61, A pedestrian/bike path access shall extend from El Rose Drive to the path system in project. Condition 62, Custom and semi-custom lots shall be revised to increase lot size to ,the extent possible. Reso No 86-151 N.C.S. ~i Condition 63. Design. of Victoria Drive off site through Varnhagen and Scott properties shall provide fencing, gates, etc. to permit continued use of properties for grazing purposes. Condition 64. Project shall not exceed 237 units. Any units in excess of 218 shall be subject to a specific finding by the City Council supporting shift of density from the DCA, Development Constraint Area, to elsewhere on the site . BE IT FURTHER RESOLVED, that the City Council finds that the requirements of California Environmental Quality Act Guidelines have been satisfied by Resolution No.~~ N. C. S. , adopted by the City Council on June 16, 1986. BE IT FURTHER RESOLVED, that the City Council finds that identified potential impacts have been satisfactorily lessened. or avoided by the incorporation of mitigation measures as set forth in Ordinance No. ~~~~ N. C. S . , and incorporated herein by reference, as adopted by the City Council on June 16, 1986. BE IT FURTHER RESOLVED, that this Resolution shall become effective as of the effective date of Ordinance 1655 N.C.S. reso. Sonoma. high. ten. map resob 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 A r to Council of the City of Petaluma at a (Regular) f~djox~) meeting ~' on the .....-23zd-..... day of ..........Jz].ne ...................................... 19.8.6., by the following vote: ......... .. .......•--• -•----••----- 'ty Attorney AYES: Cavanagh, Davis, Woolsey, Tencer, V.M. Balshaw, Mayo l~ttei NOES: None ABSENT: Sobel ATTEST: ..._ ' ..... ............... . .......... ... ...........•----.....-..----......-.. 1 y Clerl: Mayor Council F' .... .... . e6=1~5T....~ ~. S. CA IO-85 ~ Res. No . ..........:................... ~C.