HomeMy WebLinkAboutStaff Report 3.C 02/07/2005ORDINANCE NO. 2199 N.C.S.
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OF ORDINANCE
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February T 2005
1 Introduced by Seconded by
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6 BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS:
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8 APPROVAL OF THE PREZONING/REZONING,
9 UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS
14 FOR ELLIS CREEK WATER RECYCLING FACILITY
11 A PREZONING OF PARCELS 068-010-033,068-010-034
12 TO PLANNED COMMUNITY DISTRICT (PCD)
13 AND REZONING OF THE OXIDATION POND
14 (ASSESSOR'S PARCEL 068-010-026,025,024 & 023)
15 SITE TO PLANNED COMMUNITY DISTRICT (PCD) 4104 LAKEVILLE HIGHWAY
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17 WHEREAS, by General Plan Amendment Resolution No. 2005-016 N.C.S.,
18 approved an amendment to the General Plan Land Use Map changing the land use
19 designations of Parcels 068-010-033, 068-010-034 to Public/Institutional and reiterating
20 that for the Oxidation Pond Site (Assessor's parcel numbers 068-010-026, 068-010-025,0,
21 68-010-024, and 068-010-023) the General Land Use Designation currently
22 Public/Institutional would be unchanged; and,
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24 WHEREAS, by action taken on December 14, 2004, the Planning Commission
25 considered and forwarded a recommendation to the City Council on the Ellis Creek
26 Water Recycling Facility, to approve the General Plan Amendment and associated
27 applications for the Ellis Creek Water Recycling Facility proposal subject to certain
28 conditions; and,
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30 WHEREAS, the City Council finds that the requirements of the California
31 Environmental Quality Act (CEQA) have been satisfied through the certification of an
32 Environmental Impact Report (E.I.R.) and adoption of Resolution No. 2002-135 N.C.S., in
33 August of 2002, approving the E.I.R. to address the specific impacts of the Ellis Creek
34 Water Recycling Facility project; and,
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36 WHEREAS, the City Council has reviewed the Unit Development Plan and PUD
37 Development Standards, (forth in the attached Exhibit A), as revised or modified.
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39 NOW, THEREFORE, BE 1T RESOLVED that in accordance with the recommendation
40 of the Planning Commission, the City Council hereby approves the Prezoning to
41 Planned Community District (PCD) of Assessors Parcel Numbers 068-010-026 and 068 -
Ordinance No. 2199 N.C.S. Page 1
1 010-034 and the Rezoning to Planned Unit District (PCD) of Assessors Parcels Numbers
2 068-010-026,068-010-025,068-010-024,and 068-010-023, and approves the Unit
3 Development Plan and Development Standards for the Ellis Creek Water Recycling
4 Facility subject to the following findings and conditions:
FINDINGS:
That the Planned Community District will result in a more desirable use of
land and a better physical environment than would be possible under any
single zoning district or combination of zoning districts.
The proposed PCD will allow for a mix of uses that are compatible with the
surrounding uses. Design guidelines/development standards have been
prepared to ensure that the proposed uses and structures are compatible
with the surrounding uses. The proposal results in a more desirable use of
the land than would e possible under any single zoning district or
combination of zoning districts.
2. That the proposed PCD is consistent with the provisions of Article 19A,
Planned Unit District, of the Zoning Ordinance.
3. That the PCD is proposed on property which has suitable relationship to
one or more thoroughfares, and that said thoroughfares are adequate to
carry any additional traffic generated by the development. That the plan
for the proposed development presents a unified and organized
arrangement of buildings and service facilities, which are appropriate in
relation to adjacent or nearby properties, and that adequate
landscaping/screening is included to ensure compatibility. Design
guidelines/development standards have been prepared to ensure that
the proposed uses and structures are compatible.
4. That the proposed project, as conditioned and designed, will not be
detrimental to the public welfare, will be in the best interests of the City,
and will be in keeping with the general intent and spirit of the zoning
regulations of the City and with the General Plan.
5. The proposed project has complied with the requirements of CEQA
through the preparation and adoption of an Environmental Impact
Report prepared for this project, and adopted in August 2002 by the City
of Petaluma City Council, which addresses the potential environmental
impacts associated with its development, and no further environmental
analysis is necessary.
The project, as conditioned below, and as conditioned per the resolution
approving the General Plan Amendment complies with the applicable
provisions of the Municipal Code and the General Plan. The
recommendations and conditions of City Departments have been
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1 incorporated into conditions of approval to the extent that they apply to
2 Development Plan. The project as proposed supports a number of policies
3 of the Petaluma General Plan such as:
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5 CONDITIONS:
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7 1. The Unit Development Plan for the Ellis Creek Water Recycling Facility shall
8 be subject to the applicable conditions of the General Plan Amendment,
9 including Mitigation Measures adopted as conditions of approval of the
10 Environmental Impact Report.
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14 INTRODUCED and ordered posted/pab4549e 4 this 24th day of January 2005.
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16 ADOPTED this day of 2005 by the following vote:
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18 AYES:
19 NOES:
20 ABSENT:
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26 David A. Glass, Mayor
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31 ATTEST: APPROVED AS TO FORM:
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36 Claire Cooper, Interim City Clerk Richard R. Rudnansky, City Attorney
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Ordinance No. 2199 N.C.S. Paae 3
ATTACHMENT A
4 City of Petaluma
5 Department of Water Resources & Conservation
6 Ellis Creek Water Recycling Facility and the Petaluma Marsh
7 4104 Lakeville Highway
8 Petaluma, CA 94954
9 APN's 068-001-033 and 068-001-034
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11 Planned Community Development (PGD) Standards
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13 _SECTION 1. PURPOSE:
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15 The purpose of establishing this Planned Community Development is to regulate the
16 development of the parcels identified above. The uses and standards established by
17 this District are designated to create compatible development of this site with adjacent
18 residential, commercial, park, and agricultural properties, and to integrate the existing
19 structures with new construction.
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21 SECTION 2, PROJECT SITE:
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23 The site is located on the south side of Lakeville Highway and is 263.33 acres in size. The
24 parcels are bounded by Lakeville Highway to the east, Ellis Creek to the south, the
25 Petaluma River to the west, and Shollenberger Park adjacent to North Bay Business Park
26 on the northern borders of the property, respectively.
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28 Approximately two acres of the site are presently improved with a farm house, fallen
29 barns, driveway and residential yard area. A degraded naval radar building is located
30 at the mud flat near the Petaluma River.
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32 The parcel is presently accessed directly from Lakeville Highway.
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34 SECTION 3. PERMITTED PRINCIPAL USES.
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36 The following are the principal uses permitted in this PCD District:
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38 • Administrative offices in support of water recycling operations, laboratory, and
39 maintenance.
40 • Laboratory facilities to support analyses, research, educational, and
41 experimental testing of water, wastewater, industrial, and storm water as
42 required in support of the City of Petaluma's compliance efforts with the
43 regulatory community and education of youth. Indoor hazardous waste storage
44 in the laboratory.
45 Mechanical equipment repair as necessary to support water recycling
46 operations and at times water and storm water operations for the City of
47 Petaluma.
Ordinance No 7199 N C S °^^. "
1 • Mechanical, electrical, and electrical instrumentation storage and warehousing
2 in support of water recycling operations.
3 • Manufacturing of clean water for discharge to the Petaluma River or recycling in
4 the urban or agricultural setting.
5 • Manufacturing of biosolids as a by-product of clean water production for reuse
6 to augment agricultural land with nutrients or as an alternate daily cover on
7 garbage at local landfills or disposition to a recyclirig center for further treatment
8 and reuse. All associated truck traffic for biosolids movement from the site.
9 • Public corporation yard.
10 • Storage of chemicals in support of recycling facility goals: above ground
11 storage of diesel fuel (8,000 gallons) for power back up system; chemicals for
12 tertiary treatment and disinfection; polymers for biosolids thickening and
13 dewatering; grease, oils, coatings, paints, and all others as required for
14 maintenance of the facilities. Vented storage space for paints, cleaners, and
15 other maintenance related materials is provided. Delivery of bulk material via
16 semi -truck or chemical tank truck.
17 • Communication equipment as needed for control of the facilities and
18 communication to the City's other facilities (pump stations, water department,
19 etc.).
20 • Agriculture as a continuation of the existing land use.
21 • Light metal and steel fabricating shops, tooling and machine shops where stock
22 of finished material is kept indoors or in a covered storage area integral to the
23 maintenance shop.
24 • Caretaker residence (Ordinance.1930 N.C.S., 8/93)
25 • Creation of wastewater wetlands for storage and further polishing of recycled
26 water prior to discharge to the Petaluma River or further reuse in the agricultural
27 and/or the urban setting.
28 • Recreational and educational use of the Petaluma Marsh and trail access
29 integral to this new site and a new trail connection to Shollenberger Park.
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31 SECTION 4, PERMITTED ACCESSORY USES:
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33 The following accessory uses permitted in this PCD District:
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35 • Accessory uses and buildings customarily appurtenant to a permitted use, in
36 accordance with the provisions for primary uses and structures in this District.
37 • Development of a visitor center with classroom facilities.
38 • Development of a laboratory outside or inside for the enrichment of children in
39 grades K -college.
40 • Renovation or replacement of the farm house for use as a visitor center or for use
41 as a residential dwelling for premises caretaker.
42 • Signs, in accordance with the provisions of Section 21-204.
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44 SECTION 5, CONDITIONAL USES:
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46 The following are the conditional uses permitted in this PCD District, in accordance with
47 the provisions of Article 21 and Section 26-500.
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I Mini telecommunications facilities, in accordance with all applicable provisions
2 of Chapter 14.44 of the Petaluma Municipal Code, which have received site
3 plan and architectural review and approval by the Planning Director.
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5 SECTION 6. STREET SYSTEM AND LOT DESIGN:
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7 Access to the site will be from Cypress Drive through a new west access road (two
8 thirteen foot lanes) as shown on drawing PCD -1. The road is for Petaluma Marsh access
9 as well as recycling facility access. Visitors to the Petaluma Marsh will have access from
10 Cypress Drive and can park along the new access road angled parking (18 spaces) or
11 pull into the parking area where an additional 82 spaces are available. Ten of those
12 spaces are for oversized vehicles and four are ADA accessible. A gate is located along
13 the west access road which will be utilized to control public access to the recycling
14 facilities. Right turn only (12 foot wide) provisions will be made for entrance and exit
15 from the recycling facilities along Lakeville Highway (PCD -2). A right turn pocket will be
16 added to the Lakeville Highway entrance and an acceleration lane will be added for
17 right turn back onto Lakeville Highway. Once on the facility property from Lakeville
18 Highway (two 12 foot lanes), visitors will be directed to the Operations and
19 Maintenance building because gates block access to the recycling facilities (PCD -2).
20 Facility staff will be encouraged to enter and exit the facilities on and off of Cypress
21 Drive utilizing the traffic light at North McDowell Boulevard for left turns.
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23 Once within the recycling facilities, 20 foot private roads are utilized for internal traffic
24 patterns (PCD -1). The shoulder width is six foot and made of compacted imported fill
25 material. All major equipment is surrounded by the private road system allowing access
26 to all the facilities except the east side of the oxidation ditch is made of compacted
27 gravel (26 feet in width).
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29 Visitors to the Petaluma Marsh park their cars within the new parking lot (PCD -3) and
30 walk on trails that allow access to the mud flat and the polishing treatment wetlands,
31 from the polishing treatment wetlands through an agricultural field to the recycled
32 water storage reservoir, point access trails to Ellis Creek at two different locations, and a
33 trail that ties to Shollenberger Park (PCD -1). Regulatory restrictions from the Department
34 of Fish and Wildlife Services to protect endangered species will require careful planning
35 of access to various areas of the Petaluma Marsh. The west access road has two
36 thirteen foot lanes.
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38 SECTION 7. TOPOGRAPHY:
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40 The topography of the site is shown on drawing PCD -4. In general, the portions of the
41 site slated for new recycling facility structures will be filled on average to 16.5 feet, a
42 similar elevation of the adjacent Northbay/Oakmead Business Park. Fill areas are
43 surrounded by the private water recycling facility roads. The clay soil removed prior to
44 the filling operations will be utilized to create the polishing treatment wetlands on the
45 Petaluma Marsh section of the property. The polishing treatment wetlands provide a
46 new 30 wet acres of habitat for birds and other wildlife. Existing elevations of 5 feet, 10
47 feet, and 15 feet are boxed on drawing PC -4.
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Ordinance No. 2199 N.C.S. Paqe6
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Much of the site is jurisdictional wetlands (SW -1 and SW -2, areas in gray), hence, the
layout of the recycling facilities on the site. Wetlands are defined by the soil type, plant!
that grow there and the hydrology. Although the site has been farmed for half a
century or more, the soil type and hydrology have made the area a wetland. The
placement of the recycling facilities on the site will utilize only 2.93 acres of the
jurisdictional wetland area. The drainage from the other side of Lakeville Highway has
been through a culvert under Lakeville Highway as designated on SW -1. This culvert will
be extended under the new facility entrance road to allow for the some drainage into
the wetland that occurs today. Once construction is finished, the wetland area will be
returned to current grade and agricultural farming. Another important drainage area is
located where four 60 -inch culverts combine at the corner of the business park and
drain into the coastal marsh boundary area (SW -2). These culverts will remain as
currently designed. Two trees are located in the middle of the site. The polishing
treatment wetlands have been designed around the two trees that will remain (SW -2).
Other tree disturbances along Ellis Creek will be replaced with a 3:1 ratio and
hydroseeded with native grasses. The Open Space District and Coastal Conservancy
have provided grant funding to enhance the habitat around the business park as can
be seen on the professional landscaping plan (PCD L-0.3).
SECTION 8. LAND USE:
The land use is designated Public/Institutional for the 40 acre recycling facility site and
Public/Institutional with a conservation easement (due to the purchase of this parcel
using grant funding) for the Petaluma Marsh site (PCD -5).
SECTION 9. SITE PLAN:
28 Some highlights of the site plan are as follows (PCD -6):
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The northern section of the site consists of the Operations, Lab, & Maintenance
(O&M) building which will have a similar administrative use as the adjacent
Kaiser facility. Adjacent to the O&M building is an open reservoir for the storage
of tertiary treated recycled water (kidney shaped). Just east of the reservoir is the
cleanest processing area of the facility where already treated water is cleaned
further through filters and disinfected using ultra -violet lights. This tertiary treated
water will then be distributed into the community for irrigation of golf courses,
airport land, and parks. Thus, the site has been designed to position the cleanest
areas of the recycling facility functions closest to the adjacent business park.
Just east of the O&M and tertiary facilities are the oxidation ditches, secondary
clarifiers and secondary treatment facilities. These open topped tanks hold three
million gallons (mg) of water and 1.3 million gallons of water, each, respectively
(total volume for oxidation ditches 6 mg and clarifiers 2.6 mg). Microorganisms
use the waste in the water as food. Oxygen is supplied to drive the metabolism
reaction. The presence of oxygen in the wastewater moves the environment
from a reducing one to an oxidizing one, therefore, creating very few odors in
this area of the plant.
In the very southern corner of the publicly zoned section (upper 40 acres) of the
site are the head works and solids handling areas. The head works is the first time
Ordinance No. 2199 N.C.S. Poae 7
I the wastewater is exposed to air and thus can be odorous. The solids handling
2 area can also be odorous. Thus, all the unit operations in this area are designed
3 to be vented through odor control beds located adjacent to the head works
4 structure.
5 • Finally, the Petaluma Marsh section of the project is located on the 223.33 acres
6 designated as Public/Institutional. The marsh will be enhanced by the addition of
7 polishing treatment wetlands and trails. Many of the upgrades in this area of the
8 site have been funded by the Open Space District and Coastal Conservancy.
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10 SECTION 10, PARKING PLAN:
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12 The parking plan has three separate areas (PCD -7).
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14 1. The first is for the Petaluma Marsh area and consists of 18 spaces of street parking
15 at the entrance just off of Cypress Drive as the site is accessed (PCD -7). This
16 public parking area is considered an overflow area for adjacent businesses
17 during business hours and the marsh during the weekend hours. This parking area
18 will be paved with asphalt so as to provide a dust -free, all weather surface. Each
19 parking space provided shall be designated by lines painted upon the paved
20 surface and shall be adequate in area. Parking areas shall be constructed
21 according to plans approved as specified herein and maintained thereafter in
22 good condition. All parking, driveway areas, and landscape islands within such
23 areas shall be surrounded by six inch high, continuous concrete curbing. Bumper
24 blocks will not be used in this area. No ADA accessible parking will be provided in
25 this area. A sidewalk is provided for safe pedestrian access to the trails.
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27 2. The second area is on the marsh site -and provides another 27 spaces on the
28 west side of the main lot and 41 spaces on the east side of the main lot. Four
29 ADA accessible spaces are located on the west side of the lot as well as ten
30 oversize parking spaces (PCD -7). Overall, 100 parking spaces are provided for
31 the marsh site. Visitor surveys were conducted at nearby 5hollenberger Park
32 which indicated that up to 300 visitors per day accessed that site. The marsh site
33 visitation rate is anticipated to be higher due to the enhanced educational
34 components of the site, thus the expanded parking and oversize parking. A ratio
35 of one space per §six visitors has been determined to provide adequate parking.
36 Docents at Shollenberger Park led 600 children on tours of the park in the 2003-
37 2004 school year. The number of docent led fours is anticipated to increase
38 when the marsh habitats become available for educational opportunities. Thus a
39 ratio of oversize vehicle parking spaces of 1 per 30 children visiting the site on a
40 weekday has been provided. All parking and loading areas, except the ADA
41 accessible area and oversized spaces, in the marsh area are compacted rock
42 which is consistent with the rustic nature of the Petaluma Marsh. ADA and
43 oversized spaces will be asphalt. Bumper blocks will be used for all parking in this
44 area of the project to define the space. No lines will be used in the compacted
45 rock parking area. A sidewalk exists all the way around the parking area to the
46 trail for safe pedestrian access.
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Ordinance No. 2199 N.C.S. Pape 8
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The third parking plan is for the O&M building. The operations and laboratory
portion of the administration building is 10,000 square feet. The anticipated
number of employees is 12-14. Thus, the ratio is one parking space per 715
square feet. The maintenance portion of the building is 4,400 square feet and
consists of warehouse and garage areas and only one parking space is needed
for each 900 square feet of gross floor area. Using these ratios, 19 parking spaces
have been provided on the north and east sides of the building with a 20th space
provided on the north side for ADA accessibility. All parking and loading areas
around the O&M building shall be paved with asphalt so as to provide dust -free,
all weather surfaces. Each parking space provided shall be designated by lines
pointed upon the paved surface and shall be adequate in area. All parking,
driveway areas, and landscape islands within such areas shall be surrounded by
six inch high, continuous concrete curbing. Bumper blocks will not be used in this
area.
All future parking facilities shall conform to City Site Plan and Architectural Design
Guidelines.
19 SECTION 11. CIRCULATION PLAN:
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Access to the site will be from Cypress Drive through a new west access road (two
thirteen foot lanes) as shown on drawing PCD -1. The road is for Petaluma Marsh access
as well as recycling facility access. Visitors to the Petaluma Marsh will have access from
Cypress Drive and can park along the new access road angled parking (18 spaces) or
pull into the parking area where an additional 82 spaces are available. Ten of these
spaces are for oversized vehicles and four are ADA accessible. A gate is located along
the west access road which will be utilized to control public access to the recycling
facilities. Right turn only (12 foot wide) provisions will be made for entrance and exit
from the recycling facilities along Lakeville Highway (PCD -2 and PCD -3). A right turn
pocket will be added to the Lakeville Highway entrance and an acceleration lane will
be added for right turn back onto Lakeville Highway. Once on the facility property from
Lakeville Highway (two 12 foot lanes), visitors will be directed to the Operations and
Maintenance building because gates block access to the recycling facilities. Plant staff
will be encouraged to enter and exit the facilities on and off of Cypress Drive utilizing
the traffic light at North McDowell Boulevard for left turns.
Once within the recycling facilities, 20 foot private roads are utilized for internal traffic
patterns. The shoulder width is six foot and made of compacted imported fill material.
All major equipment is surrounded by the private road system allowing access to all the
facilities except the east side of the oxidation ditch is made of compacted gravel (26
feet in width).
SECTION 12, LANDSCAPE AND TREE PLANTING PLAN:
The landscaping and tree planting plan are attached as PCDL-0.3 through PCDL-0.7.
The plan consists of returning much of the overall site back to agricultural land
(designation 9 on PCDL-0.3). Oak upland habitat and screening will be utilized along
the business park and adjacent to polishing treatment wetland A. Grassland habitat will
Ordinance No. 2199 N.C.S. Pace 9
I be replaced after development of the polishing treatment wetlands and pipe crossings
2 along Ellis Creek. Polishing treatment wetlands will have alternating vegetation and no
3 vegetation to enhance the treatment wetland environment for nutrient removal. Islands
4 will be installed to provide hiding places for nesting birds.
6 At the facility entrance from Lakeville Highway, two palm trees will designate the 24
7 foot wide entry road (PCDL-0.4). A hedge row, typical of the farming community, will be
8 used to screen the tertiary facilities from the Lakeville view corridor while traveling east
9 on Lakeville Highway. Coastal Oak and Valley Oak will screen the visitor parking for the
10 O&M building area from Lakeville Highway. Perennial grasses and oaks will be used
11 around the O&M building for screening. A water conserving demonstration garden will
12 be utilized around the tertiary storage reservoir and an access trail through the
13 agricultural field will end at the garden.
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15 At the plant and marsh entrance from Cypress Drive, a row of cottonwood trees will
16 welcome everyone (PCDL-0.5). Valley Oak will be utilized to adorn parking spaces
17 along the overflow parking area. Oak trees along with Blue Elderberry and other plants
18 as shown will be utilized to screen the main parking and provide shade in the main
19 parking area. Oak forest with upland native seed mix of grasses will be provided to
20 enhance the trail experience from the parking area to the Shoilenberger Park
21 connecting trail. Restrooms will be provided west of the parking lot. An array of woody
22 shrubs such as Toyon, Coast Silk -tassel, California wild rose, and trees such as Box Elder
23 will screen the solids handling facilities from the polishing treatment wetlands area
24 (PCDL-0.6). The funding for the screening of the business park and recycling facilities will
25 be from the Coastal Conservancy and Open Space Districts. Future native species will
26 be planted once the free canopy is established. Future planting material is anticipated
27 to be donated through local community groups.
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29 SECTION 13. ELEVATIONS:,
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31 The elevations of all major structures are listed on drawing PCD -2 as part of the
32 description of each building. The tallest structure is a concrete tank which is 33 feet
33 above grade and located in the solids handling area of the plant (away from Lakeville
34 Highway and the business park). The elevations for the O&M building, filter support
35 building, thickening building, screw press building, and electrical building are shown on
36 the 13 Architectural drawings at the end of the packet.
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38 _SECTION 14. DEVELOPMENT SCHEDULE:
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40 The Ellis Creek Water Recycling Facility is slated to go to bid on January 18, 2004. Bids
41 will be opened on March 10, 2004 and presented to the City Council for award on April
42 18, 2004. The contractor is anticipated to break ground by June 1, 2004. The project will
43 take 30 months to build and six months to completely start up. Thus, final completion is
44 anticipated in November of 2008.
ER,
Ordinance No. T 99 N_[' S 0--- In