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HomeMy WebLinkAboutResolutions 86-056 N.C.S. 03/17/1986 ;~ Resolution No. 86-56 N.C.S. of the City of Petaluma, California RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR SYCAMORE HEIGHTS, A 51 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 February 3, 1986; 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 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 subdivision, the units and the proposed improvements therefore, will not cause substantial environmental Res. No. .. p.6.-.5.6......... N.C.S. 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 as conditionally approved. 7. The project site terrain, vegetation, and secluded location create special circumstances and conditions for which approval of a public street of narrower width than previously adopted standards is desirable. Granting 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: 1. The tentative map shall be revised to reflect the setback for garages of 20' from face of curb or sidewalk, the existing zoning of R-1 5,000, and that school services will be provided by the Cinnabar School District. 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 Reso No 86-56 N.C_S. affects the tentative map shall also be incorporated in the tentative map prior to tentative map submittal. 3. The project shall conform to the conditions of approval from. the Engineering Department as follows A. The developer shall comply with the Petaluma Municipal Code Section 20.36.030. rr20.36.030 - On and/or Off-Site Grading and Drainage. The subdivider shall provide on-site grading and on-site and/or off-site drainage, all of which shall take into consideration the drainage pattern of adjacent property and shall treat upstream areas, where appropriate., as though fully improved. For those residential projects which drain into the Petaluma River above the Washington Street Bridge and which cause an increase of normal runoff in excess of two acre feet, the subdivider shall provide on or off-site detention areas to accommodate such run-off . " The tentative map does not indicate on or off-site drainage areas. We recommend the developer pay in-lieu of fees as calculated in Chapter 17.30 of the Petaluma Municipal Code. B . Provisions to handle the off-site storm runoff from the properties adjacent to the north and west subdivision boundary may be required. Lot drainage shall also be rechecked - specifically in the area of Lots 42 and 30. Lot to Lot and across property line drainage is not allowed. C. The legend and the grading plan symbols shall be coordinated - specifically the symbol for tree removal. It appears several existing trees are located within the proposed street system. Reso No 86-56 N_C.S D. Either the fire hydrant or the parking turn-in, between Lots 6 and 7, shall be relocated. As shown, the fire hydrant would not be accessible if a car were parked in the turn-in. E. Signing, signalization, lighting and striping shall conform to the City of Petaluma standards and comply, as .required by the City Engineer, with the recommendations outlined in the traffic report by DKS Associates, 12/9/85, as follows: Recommendations (From DKS Traffic Consultant Study) "The proposed Sycamore Heights development combined with existing traffic and other development along Sycamore Lane would add to the cumulative traffic along the adjacent street system. 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. 1. Replace the STOP sign controlling Sycamore Lane at North Petaluma Boulevard since it has poor nighttime reflectivity. 2. Stripe a 150 foot length of centerline on Sycamore Lane approaching North Petaluma Boulevard. 3. Extend the red curb along the southerly curb of Sycamore Lane so that No Parking Zone extends approximately 100 feet west of North Petaluma Boulevard. This will facilitate drivers making right turns from Sycamore Lane when eastbound left turning drivers are waiting for a gap in traffic. 4. Consider delineating a second eastbound lane on Sycamore Lane to separate right turn from left turn and through movements entering North Petaluma Boulevard. 5. 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 final development plans should show what is planned for this transitional area between Sycamore Lane and the Cemetery. This should include how emergency vehicles would gain access to the emergency access road connecting to the project cul de sac. For instance, if the cemetery gate is to be locked at night, provisions must be made to issue keys to fire and police departments. Reso No 86-56 N.C.S. 6. Show the location of sidewalks to be constructed as part of the project on the final plan. This would include the sidewalk along the Sycamore Lane frontage as well as internal sidewalks and connecting pathways. 7. Show the location of street lights on the final plans, this would include one at the intersection of Sycamore Lane and the project access road. 8. 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 proportions of daily or peak hour volumes. DKS estimates that the project would be responsible for about one-third of the traffic along Sycamore Lane." 4. Ten foot public utilities easements as required shall be provided. 5. 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 arrangements to meet the low and moderate income housing provision requirements of the housing element, subject to approval of the City and prior to approval of the final map. 6. School facilities and Park/Kecreation Land Improvement fees shall be paid in accordance with existing City ordinances and resolutions. 7. Fire hydrant placement is subject to review and approval of the Fire Marshal . 8. This subdivision shall conform to the SCWA Design Criteria. 9. If buried archaeological materials are discovered during project implementation, work shall halt in the area of the find(s) until a qualified archaeologist can evaluate the situation. 10. Tentative Map to be revised to reflect PUD approval conditions. Reso No 86-56 N_C.S. ;~~ 11. Approximately ten (10) additional parking spaces shall be added along the street, subject to staff approval. 12. A drainage study shall be conducted per the direction of the City Engineer. Recommendations from this study to mitigate adverse drainage conditions, both existing and created by this development, shall be incorporated into the project improvements. This drainage study is subject to review by the City Council prior to final map approval. 13. A soils engineer versed in the drainage constraints of the project site shall be present 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 recommendations provided the City Engineer concurs. BE IT FURTHER RESOLVED, that that City Council finds that the requirements of California Environmental Quality Act Guidelines have been satisfied by Resolution No. 86-35 N.C.S., adopted by the City Council on February 3, 1986. 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 Ap. oved as to ~ meeting `~ Council of the City of Petaluma at a (Regular) (]~I,~1 ) . 19........ on the .....-...17th.... day of .........March .................................. 86~ by the followine vote: •• . ............. ............•---•----• AYES: Cavanagh, Davis, Woolsey, Tencer, NOES: None ABSENT: One cant ATTEST : .... .......... ...................................................................•----.......-. City Clerk Attorney V.M. Balshaw, May'br ttei ~~ I .~ i. Mayor Council File. .-°- -----.°° ss-~~~----- CA 10-85 Res. No . .............................. N.C.S.