HomeMy WebLinkAboutResolution 97-098 04/21/1997 Resolution No. s7-sa N.C.S.
of the City of Petaluma, California
1 APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE WILLOW GLEN
2 RESIDENTIAL PROJECT LOCATED ON THE EAST SIDE OF SONOMA MOUNTAIN
3 PARKWAY AT CHEIIALIS DRIVE; APNs. 136-080-009 & O]0
4
5
6 WHEREAS, Willow Glen Partners filed an application for a Tentative Subdivision Map on
7 December 22, 1995, for a subdivision known as the Willow Glen Subdivision; and
8
9 WHEREAS, the City Council has found that the requirements of the California Environmental
to Quality Act have been satisfied through the preparation of an expanded Initial .Study which
11 indicates that the proposed project, as mitigated through the adoption of a Mitigated Negative
12 Declaration pursuant to Resolution No. 97-86 N.C.S., will not result in significant environmental
13 impacts, and that no further environmental review is necessary; and.
14
15 WHEREAS, the Planning Commission held a duly noticed public hearing regarding this project on
16 February 25, 1997, at which time the Planning Commission recommended that the City Council
17 conditionally approve the Tentative Subdivision Map; and
18
19 WHEREAS, the City Council has adopted Ordinance No. 2046 N.C.S. rezoning the Willow Glen
20 site to Planned Unit District, and approved Resolution No. 97-98 N.C.S. approving the Willow
z1 Glen Planned Unit Development Plan.
22
23 NOW, THEREFOR BE IT RESOLVED, that this Council hereby finds as follows:
24
25 Findings for Tentative Subdivision Map
26
27 1. The proposed Willow Glen Tentative Subdivision Map, as conditioned, is in general
28 conformity with the Petaluma General Plan/Corona/Ely Specific Plan because it integrates
29 important design features specified, including: significant Open Space habitat/corridor
3o along Lynch Creek, the addition of a four acre public park, appropriate design of streets
31 and pathways for public use, and a broad range of admirable house designs contributing to
32 attractive streetscapes.
33
34 2. The proposed Willow Glen Subdivision, as conditioned, is in general conformity with the
35 standards and intent of the PUD and Flood Way and Flood Plain Combining Districts, and
36 other applicable provisions of the Petaluma. Zoning Ordinance.
1
97-98 I oS- to
Resolution No. N.C.S.
1 3. The proposed Willow Glen Subdivision Map, as conditioned, is in general conformance
2 with the Petaluma Subdivision Ordinance and other .applicable provisions of the Petaluma
3 Municipal Code.
4
s 4. The requirements of the California Environmental Quality Act have been met through
6 preparation of an expanded Initial Study and adoption of a Mitigated Negative
7 Declaration, to avoid or reduce to a level of insignificance, potential environmental
8 impacts of the Willow Glen Subdivision.
9
l0 5. The Willow Glen Subdivision has met all requirements of the City of Petaluma Residential
11 Growth Management System; as specified under Chapter 17.26 of the Municipal Code.
12
13 BE IT FURTHER RESOLVED, based on the findings set forth above, that the proposed Willow
14 Glen Tentative Subdivision Map submitted on March 8, 1996, is hereby conditionally approved
15 subject to the conditions set forth and incorporated herein as follows:
16
17 Tentative Subdivision Mao Conditions
18
19 1. All mitigation measures adopted in conjunction with approval of the Mitigated Negative
20 Declaration for the Willow Glen project are incorporated herein by reference as conditions
21 of project approval.
22
23 2. All conditions of the PUD Development Plan approved for the Willow Glen project are
24 incorporated herein by reference, and shall be enforced, as applicable, with the Tentative
25 Subdivision Map.
26
27 3. All conditions of the Planning Department shall be met, including:
28
29 a. The Lynch Creek corridor, proposed to be dedicated by the developer, shall be
30 dedicated in its entirety as public Open Space as reflected on the Tentative
31 Subdivision Map.
32
33 b. A reproducible copy of the Tentative Map, submitted to the Planning Department
3a on March 8, 1996, shall be submitted to the Planning Department, pnor to Final
35 Map approval (first phase).
36
37 c. All street names must be approved by the Street Naming Committee prior to
38 approval of the Final Map (each phase) and/or improvement drawings.
39
ao d. Lots 214 and 241 of the Tentative Map shall be relocated away from the Lynch
41 Creek corridor to a location within the Suburban High Amenity area; the resulting
42 lot sizes of the Suburban High Amenity lots shall not be less than 10,000 sq:ft.,
43 subject to staff review and approval prior approval of the respective Final Map
44 (phase) and associated improvement plans.
45
46 4. All conditions of the Engineering Department shall be met, including:
47
48 A. Street Improvements:
2
~o~-lO
Reno 91-99 NGs
1
2 (a) The Amber Lane right-of--way width shall 'be 44-feet. This width shall
3 provide a 5-foot sidewalk, a 6-foot planter strip, a 7-foot parking area, two
4 9-foot travel lanes, a 3-foot shoulder to the curb, and 5-feet to the
5 boundary line to provide space for the proposed power line relocation.
6 Provisions shall be installed to assure parking will not occur on the Prince
7 Park side of Amber Lane.
8 (b) The median island noise shall be moved back to be in line with the curb
9 returns on Lynch Creek Lane at Sonoma Mountain Parkway and at Chase
to Lane. Additionally, the median island within Lynch Creek Lane shall be
11 increased to 6-feet in width face-of--curb to face-of--curb to provide the
12 City's minimum 5-foot landscaping planter width. The pavement widths as
13 shown on this 74-foot right-of--way shall be 20-feet.
14 (c) Eliminate the roundabout at the comer of Lynch Creek Lane and Amber
15 Lane. Redesign with a curved street southerly of the existing
16 tree(s)/canopy.
17 (d) Provide all cul-de-sacs with a radius of 43-feet curb-to-curb and parking
18 canoes or landscaped islands (20-foot diameter with no parking).
19 (e) The curb-to-curb width on Castle Drive shall transition from 36-feet to 32-
20 feet curb-to-curb with a 100 foot taper at the intersection to Shaffer Court.
21 (fj Sonoma Mountain Parkway right-of--way shall be dedicated to achieve the
22 full 120-foot right-of--way as required under policies 1 and 2 of the
23 Corona/EIy Specific Plan. A City standard 6-foot meandering sidewalk for
za an arterial street shall be provided by this development across the Sonoma
25 Mountain parkway frontage (60 foot wide half street right-of--way from
26 center of the existing landscaped median).
27 (g) A City Standard transit bus pullout shall be provided on Sonoma Mountain
zs parkway at the northerly side of the intersection with Lynch Creek Lane.
29 (h) Sylvia Lane shall extend along Washington Creek towards Washington
3o Street. This will provide access to the channel from the street across tlns
31 project's entire creek frontage, and eliminate reaz/side yards backing onto
32 the Creek. The Sylvia Lane right-of--way width shall be 40-feet. This width
33 shall provide a 5-foot sidewalk, a 6-foot planter strip, a 7-foot parking
3a area, two 9-foot travel lanes, a 3-foot shoulder to the face-of curb, and 1-
35 foot to the right-of--way. Provisions shall be installed to assure parking will
36 not occur on the Washington Creek side of Sylvia Lane.
37 (i) All proposed streets with acurb-to-curb dimension of 28-feet with parking
38 on both sides shall provide staggered driveway approaches and the
39 anticipated vehicular traffic shed shall not exceed 20 dwelling units.
ao (j) Sonoma Mountain Pazkway improvements shall include a vehicular left-
41 turn pocket southbound at Lynch Creek Lane. The existing median island
42 located northerly of the intersection of Chehalis Drive (ex~stmg) shall be
43 modified to provide said left-turn pocket
44
45 B. Domestic Water Systems:
46
47 (a) A 12-inch Zone IV water main shall be provided within this development
48 as part of the Corona/EIy water main loop connecting to the existing
49 subbed-out 12-inch main m the adjacent Kingsmill Subdivision (Castle
5o Drive), and also connecting with the existing City's pump station on Prince
51 Park via Amber Lane. This water main installation shall cross Lynch Creek
52 with an above grade crossing. The above grade crossing shall also provide
53 for pedestrian loading in addition to the water main loads.
3
3oFb
Rem. q~-9$ rrc.s
1
2 C. Sanitary Sewer Improvements:
3
a (a) A 6-inch sanitary sewer shall be stubbed out to the Prince Pazk site from
5 this development, at a location satisfactory to City staff, to serve future
6 park resttoom facilities.
7
8 D. All. street lights within this development shall have standazd metal fixtures
9 dedicated to the City for ownership and maintenance. Special lighting
to fixtures may be provided, and may be subject to maintenance costs being
11 the responsibility of a Landscape and Lighting Assessment District.
12 Improvement plan shall show service connection points, as provided by
13 PGBzE, and also conduit system. Prior to the City acceptance, the
14 developer shall verify all lights meet PG&E's LS2 rating system.
IS
16 E. All utilities located on private property and dedicated to the City for
t7 maintenance shall be contained within a 10-foot exclusive easement, with
18 sanitary sewer, water and storm drain mains contained within a 10-foot
19 exclusive paved easement.
20
21 F. A one-foot non-access easement shall be required along Sonoma Mountain
22 Pazkway on the rear of all private properties backing on the parkway,
23 together with the side yards of Lots 16, 17, 22 and 66.
24
25 G. If positive lot drainage cannot be obtained, then all backyazd drainage
26 control shall be within an underground pipe system with surface catchment
27 swales and inlets. A mechanism shall be recorded against east property
28 having interest in the storm drain system to assure the maintenance of the
29 private system.
30
3 t H. The subdivider shall design the proposed power line relocation and the
32 underground utility distribution facilities (electric, communications, gas,
33 etc.) in compliance with the requirements of the local public utility
3a agencies. Approval by the local utility agency(s) for the design shall be
35 provided prior to final map approval.
36
37 I. All publicly owned and maintained storm drain pipes shall be minimum 15-
38 inch diameter.
39
40 J. The proposed power line relocation shown on Prince Park lands adjacent
41 to Amber Lane shall occur within the Amber Lane right-of--way.
42
43 K. Provide signs on all dead-end streets which have the potential for .future
44 street extensions. The signs shall read "future street extension" and be
45 constructed of standard materials (i.e., aluminum, reflective sheeting, etc.).
46
47 L. Sonoma County Water Agency review and approval of the improvement
48 plans shall be provided prior to Final Map approval.
49
5o M Signing, pavement delineation and markings shall conform to the latest
51 revisions to the Caltrans traffic control manual, and be approved by the
52 City traffic Engineer.
53
4 ~ 0~ (o
Re.~o q'1- 9$ N CS
1 N. Improvement plans shall be prepared in accordance with the Department of
2 Engineering's "minimum design criteria", "improvement plan preparation"
3 and standard details and specifications.
4
5 O. The developer shall comply with all requirements of the Petaluma
6 Municipal Code including, but not limited to, Chapter 20, Subdivisions.
7
8 5. All conditions of the.Public Works Department shall be met, including:
9
to a. Provide one 12-inch water main, one 8-inch reclaimed water main and one 2-inch
11 conduit extending from Prince Park to Castle Drive (subject to appropriate credit
12 reimbursement). Tie-in locations to be determined by City Water Department,
13 prior to approval of the Final Map and improvement drawings.
14
15 b. Provide an above grade crossing for water lines connecting Prince Park to Castle
16 Drive over Lynch Creek (subject to appropriate credit reimbursement). The
17 crossing structure shall provide for pedestrian loading as well as loading for the
18 water lines. Water lines under crossing structure shall be ductile iron with hangers;
19 the design shall be reviewed and approved by the City Water Department, prior to
20 approval of Final Map and improvement drawings.
21
22 6. All conditions of the Fire Marshal shall be met, including:
23
24 a. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location and
25 type of fire hydrants are to be approved by the Fire Marshal's office.
26
27 b. Provide emergency vehicle turn-around per City of Petaluma standards per
2s phase.
29
3o c. Add as a general note to plans:
31
3z - No combustible construction is permitted above the foundation
33 unless an approved all-weather hard surface road is provided to within one
34 hundred-fifty (150') of the farthest point of a building or structure.
35 - All fire hydrants for the project must be tested, flushed, and in
36 service prior to the commencement of combustible construction on the site.
37
38 d. In residential buildings less than 3,500 sq.ft. in floor area, provide fire
39 suppression system at normal sources of ignition. These areas are
4o specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
41 fireplaces and in attic areas at vents and chimneys for these appliances and
42 equ~pmenf. In addition, spare sprinklers (one of each type in the residence)
43 and wrench shall be provided in a red spare sprinkler head box in the
44 garage.
45
46 6. This subdivision shall participate in the Corona Ely Benefit District (pursuant to
a7 Resolution No. 92-302 N.C.S.).
48
49 7. The applicants/developers shall defend, indemnify, and hold harmless the City or any of its
5o boards, commission, agents, officers, and employees from any claim, action or proceeding
51 against the City, its boards, commission, agents, officers, or employees to attack, set aside,
5z void, or annul, the approval of the project when such claim or action is brought within the
5
Reso.9'1-4~ NGS S~ o~ 1
1 time period provided for in applicable State and/or local statutes. The City shall promptly
2 notify the applicants/developers of any such claim, action, or proceeding. The City shall
3 coordinate in the defense. Nothing contained in this condition shall prohibit the City from
a participating in a defense of any claim, action, or proceeding if the City bears its own
5 attorney's fees and costs, and the City defends the action in good faith.
6
7 wcTSMmgaoro:
6
Under the power and authority conferred upon this Council by~the Charter of said City.
REFERENCE: I hernby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma eta (Regular) (Ad$dGF3fe~1j~#>it'j~idbeeting fO1~
on the .........._2.hst...... day of .................._April_.........:.._.............., i9..:..._9~y the ~
following vote:
City Attorney
AYES: Keller, Stomps, Torliatt, Maguire, Vice Mayor Hamilton, Mayor Hilligoss
NOES: None
ABSENT: Rea ,y~,^ j ,/('//j,/(f _ ^
ATTEST: ...-----~C1ia.Q.~X./1.K..1~~~.:/1~.:`.c:......-- ~ j/...1~.:...
city cterl~~PllTY CITY CLER!?t~~°'F:>A.._......_.._ Mayor o~
CA 10-85 Res. No............ 9.7.-9.H.... N.GS.