HomeMy WebLinkAboutResolution 96-294 10/07/1996
Resolution No. 96-294 N.C.S.
~ of the City of Petaluma, California
3 APPROVING THE P12ETENTATIVE SUBDIVISION MAP FOR CROSS CREEK,
4 A 225 LOT DETACHED SINGLE FAMILY RESIDENTIAL DEVELOPMF,NT
5 ON 96 ACRES SITUATED AT ELY BLVll. SO. AND CASA GRANDE RD.,
6 AP NO. 017-050-001
7
8 WHEREAS, Mardel LLC, as applica,~t, and the affected property owners, have filed with
9 this Council a Pretentative Subdivision Map to subdivide land proposed for annexation
10 within the corporate limits of this City to be known as the Cross Creek Subdivision, and
11 have paid all required tiling fees; and
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13 WHEREAS application to the Loca] Agency Formation Commission (LAECO) to initiate
14 proceedings for reorganization of a 50 acre portion of Assessors Parcel No. 017-050-001,
IS pursuant to the Cortese/Knox Local govermnent Reorganization Act of 1985 has been
]6 made by this Council as set forth under Resolution No. 96-255 NCS adopted on August
17 19, 1996; and
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19 WHEREAS the City Engineer, the Planning Director and the Planning Commissionhave
20 examined and reviewed the Cross Creek Pretentative Subdivision Map as required by law
21 and all reports, recommendations and comments thereon have been forwarded to and
22 considered by the Council at its meeting on October 7, 1996;
23
24 NOW THEREFORE BE IT RESOLVED, that this Council hereby finds for the
25 Pretentative Subdivision Map as follows:
26
27 Findings for Pretentative Map A~roval
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29 1. The proposed Cross Creek Pretentative Subdivision Map, asconditioncd, is in
30 general conformity with the Urban Standard, Urban Separator, and. Open Space
31 land use categories, and other applicable provisions ofthe General Plan.
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33 2. The proposed Cross Creek Subdivision Map, as conditioned, is in general
34 conformity with the standards and intent of the PUD and Agriculture Zoning
35 Districts, the Floodplain Combining District, and other applicable provisions of
36 the Petaluma Zoning Ordinance.
37
38 3. The proposed Cross Creek Subdivision Map, as conditioned, is in general
39 conformance with. the Petaluma Subdivision Ordinance and other applicable
40 provisions of the Petaluma Municipal Code.
41
42 4. The requirements of the Califontia Em~ironmental Quality Act have been met
43 through preparation of an Initial. Study and adoption of a Mitigated Negative
44 Declaration, to avoid or reduce to a level of insignificance, potentialimpacts of
45 the Cross Creek Subdivision.
46
@esotuUon xo. 96-294 N.cs. .Page 1 of 7
1 5. 'Che Cross Creek Subdivision has met all requirements of the City of Petaluma
2 Residential Growth Management System, as specified tinder Chapter 17.26 of the
3 Municipal Code.
4
5 B1; IT FURTHER RESOLVED, based on the findings set forth above, that the above
6 referenced Pretentative Subdivision Map be and the same are hereby approved, subject to
7 the conditions set forth below and incorporated herein as follows:
9 Pretentative Map Conditions
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11 1. The following conditions shall be addressed, submitted, and/or shown on
2 improvement plans and final map at the time of final map application. Conditions
13 a through g and j shall be constructed. in conjunction with the first phase of
14 construction unless the improvements are more appropriately related to
15 subsequent phases as determined by the City Engineer:
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17 a. Frontage improvements shall be required, as indicated, along Ely
18 Boulevard South and Casa Grande Road. Frontage improvements shall
19 include, but not be limited to, pavement, curb, gutter, sidewalk, median
20 islands, landscaping and street lights. The existing pavement section of
21 Casa Grande Road shall be improved to arterial standards between
22 Pcachwood Court and the existing City limits.
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24 b. The project applicant shall improve Casa Grande Road to accommodate
25 one through lane and bicycle lane together with a dedicated left turn lane
26 and right turn acceleration-deceleration lanes at Garfield Lane and one
27 through lane together with a dedicated left turn lane at the proposed Allen
28 Drive.
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30 a The project applicant shall improve Ely E3ouleyard South to accommodate
31 two through lanes and one bicycle lane in each direction together with a
32 dedicated left turh lane. The existing parking lane adjacent to Casa
33 Grande High School and City athletic fields may be eliminated with
34 written consent of the Petaluma School District and the City of Petaluma
35 Parks Department.
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37 d. The applicant shall install a traffic signal, or roundabout as approved by
38 the Planning Commission and the City Council, at the intersection of Ely
39 Boulevard South at Casa Grande Road. The City Traffic Engineer shall
40 approve the final intersection signalization and or improvement plan. A
4.1 feasibility study by a registered traffic engineer shall be required for the
42 roundabout design at the intersection of Casa Grande Road and Ely Road.
43
44 e. The applicant shall pay the County of Sonoma 31% (based on the project
45 traffic study) of the estimated cost of signalization at the intersection of
46 Old Adobe Road at Casa Grande Road. The estimated cost shall be
47 determined by the County of Sonoma Public Works DeparUnent.
48
49 f. The applicant shall submit, for approval by the City Traffc Engineer, the
50 final roundabout design at Garfield Lane and Cross Creek Street.
51
Reso. 96-294 NCS Page 2 of 7
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g. If the existing county portion of Casa Grande Road is annexed then the
following conditions shall apply:
1) Casa Grande Road shall be improved to arterial standards from the
existing City limits to the new City limit location. lmprovement
shall include, but not be limited to one-half street improvements,
curb, gutter, sidewalk and street .lights. The one-half street
dimension shall include one 12-foot travel lane and one 6-foot bike
lane:
2) The existing box culvert and the Adobe Creek channel shall be
cleaned and cleared of debris and siltation deposits to expose the
entire cross sectional area of the box culvert and channel.
3) Submit a structural review of the existing box culvert. If the
structural review reveals deficiencies in the box culvert, the
developer shall make any necessary improvements to correct those.
deficiencies.
4) lmprovement plans shall be submitted showing the additional boa
culvert crossing Casa Grande Road. County approval of the
additional box culvert shall be required if Casa Grande Road is not
amrexed.
A minimum asphalt concrete thickness of three inches shall be applied to
all public streets.
No parking shall be posted along the southwest side of Cherrywood Circle
and Peachwood Lane parallel to Casa Grande Road. No parking shall be
posted adjacent to Parcel "C" along the eul-de-sac portion of Country Side
Drive.
Overhead utilities along the frontage of Casa Grande Road and the
distribution portion of overhead utilities along Ely Boulevard shall be
placed underground. Any overhead utilities traversing the project site
shall also be placed wrderground.
k. The 24-inch storm drain that is shown on lot four of phase fow~ shall be
relocated to remain within the public right-of-way.
1. All hydrologic, hydraulic and storm drain system design shall be subject to
review and approval by the Sonoma County Water Agency.
m. Each individual phase shall be designed to provide the required utilities
and'street system independent of any other phase.
n. The developer shall demonstrate through calculations that the existing and
proposed water system. is adequate for purposes of fire tlow. The
developer shall be responsible for installing and/or constructing the
necessary improvements to achieve the required fire flow.
o. Grading of site shall conform to the recommendations stated in the soils
investigation report prepared for this site.
Reso. 96-294 NCS
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2.
Lotto lot drainage shall not be allowed.
The developer shall demonstrate that a standard passenger vehicle can
negotiate all proposed private driveway areas. Vehicles should be able to
park, drive into garages, back out of garages and utilize these areas with
the same amount of turning movements associated with atypical parking
lot.
r. A mechanism shall be created to provide for maintenance of shared
driveways, and any privately owned common areas.
s. Surface drainage from private properties shall not flow over the surface of
the sidewalk.
t. If public sanitary sewer mains are proposed to traverse private properties,
there shall be a public sanitary sewer easement at each location.
u. 'fhe developer shall keep the existing public streets clean that are used for
access to this site during construction. Construction access to this site
shall be limited to Lly Blvd. and Casa Grande Road.
v. The developer shall prepare improvements plans, prepare a fnal map, pay
applicable fees and contributions and submit the required reports and/or
docrunents according to latest City of Petaluma codes, ordinances,
resolutions, policies and standards.
The following requirements of the Fire Marshal shall be met:
a. Fire flow from individual fire hydrants to be not less than 1500 GPM.
b. Thcproposed number of hydrants for the subdivision appear acceptable,
however, some hydrant locations will require relocation. Approval of all
hydrants must be made by the Fire Marshal's ofhee prior to final map.
c. Any building, where the farthest portion of an exterior wail, is constructed
in excess of 150 feet from a public way shall be provided with an access,
minitnum twenty (20) feet unobstructed all weather hard surface with
thirteen feet-six inches (13'6") vertical height clearance.
Post address at or near main entry door, a minimum of 4 inch letters.
e. Address locators/directories will be required at the driveway entrances of
all structures set back off of the street frontage. Design of directory shall
be approved by the Planing Department and Fire Marshal's office.
f. In residential buildings less than X500 sq. ft. iii floor area, provide fire
suppression system a t normal sources of ignition. These areas are
specifically at clothes dryers, kitchen stoves, hirnaces, water heaters,
fireplaces and in attic areas at vents and chimneys for these appliances and
equipment. In addition, spare sprinklers (one of each type in the
residence) and wrench shall be provided in a red'spare sprinkler head boa
in the garage.
Reso. 9G-294 NCS Page 4 of 7
g. Residences constructed with less than a20 foot access, shall be protected
with a fire suppression system in accordance with N.F.P.D. 13-D
including attic spaces, garages, bathrooms with combustible fixtures,
bathrooms over 5~ sq. ft. and closets over 24 sq. ft. or over 3 feet deep.
h. Add as a general note to plans:
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1) No combustible construction is permitted above the foundation
unless an approved all weather hard surface road is provided to
within one hundred-fiftyfeet (150') of the farthest point of a
building or struchtre.
2) All tine hydrants for the project must be tested, flushed, and in
service prior to the commencement of combustible construction on
the site.
All roofing material shall be rated class "B" or better, treated in
accordance with the Uniform Building Code Standard 32.7 and City of
Petaluma Ordinance 1744.
All roofing material applied as exterior wall covering shall have a fire,
rating of class "B" or better treated in accordance with Uniform Building
Code Standard 32.7 and City of Petaluma Ordinance 1744.
k. Provide approved parking islands at the end of all cul-de-sacs.
Prior to application for SPARC approval, the Map shall be amended to reflect the
following:
a. The public street sections for theproject shall be modified to reflect a
minimum streeTtree planter width of 6'. A portion of the sidewalk may be
placed within a public pedestrian easement on the adjoining private
property in order to accommodate this width.
b. A combined pedestrian/bike path shall be provided continuously along the
Countryside Drive frontage of the Urban Separator, and shall connect with
that proposed at the northerly terminus of the street (vicinity of the
knuckle) and the path proposed along Casa Grande Road.
c. All modifications required by the adopted mitigation measures, and all
modifications necessary to reflect consistency with the PUD Development
Plan.
4. The location of all proposed electric transformers, or other utility structures shall
be identified on plans submitted for Final Map and Improvement Plan approval,
and located underground in accordance with adopted City policy.
The following requirements of the Chief Building Offcial shall be met:
a. Grading must be certified when completed to indicate compliance with
approved plans and will be required for occupancy.
Reso. 96-294 NCS Page 5 of 7
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2 b. Soils with expansion index greater than 20 requires special design
3 foundation per Uniform Building Code 2904(b).
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5 a All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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7 d. Show site drainage acid grading topography.
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9 e. Indicate'all utilities on site plan.
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] 1 f. Responsible party to sign plans.
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13 g. Submit soils report to verify fowldation design.
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15 h. Indicate group occupancy, type of construction, square footage.
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17 i. Provide structural calculations for all non-conventional design items.
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19 j. Demolition permit required to remove any structure.
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21 k. Abandonment of water well or septic system must be done under permit
22 from County of Sonoma Public Health Department.
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24 1. If application for building permit is submitted after January 1, 1996, the
25 plans must show conformance to the 1994 UBC, UPC, UMC and 1993
26 NIJC. Plans must also conform to the latest California Building Code
27 Title 24.
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29 6. The following requirements of the Police Department shall he met:
30
31 a. Lighted and visible house numbers should be provided for all units. Solid
32 core wood doors with dead bolts should be installed with at least three
33 inch throws. "Peepholes" should be installed in each door.
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35 b. Currently Police and Fire response time is three minutes. In order to
36 maintain our response time it is recommended the street names in the
37 proposed subdivision be changed. Street names similar to existirig street
38 names may create confusion and become a potential problem to City
39 personnel as described previously.
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41 c. A I-Iomeowner's Association is mentioned in the plans and is encouraged.
42
43 d. Parking violations o^ shared private driveways cannot be enforced by
44 Police personnel. Vehicles parked over 72 hours or blocking another
45 resident's access must be enforced and regulated by Homeowner's
46 Association members /private property owners.
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48 7. All proposed street names shall be subject to the approval of the Street Naming
49 Committee prior to SPARC approval of the Map.
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51 8. Dedication of the proposed Urban Separator /Open Space parcel shall occur in
52 conjunction with the first Final Map, unless alternate timing is approved by
~3 separate agreement between the City of Petaluma and the subdivider.
Reso. 96-294 NCS Page 6 of 7
2 9. This project shall be subject to imposition of all applicable special development
3 fees, which shall be calculated acid paid in accordance with adopted City
4 Resolutions.
5
6 10. The applicants/developers shall defend, indemnify, and hold harmless the City or
7 any of its boards, commission, agents, officers, and employees from any claim.
8 action or proceeding against the City, its boards, commission. agents, officers, or
9 employees to attack, set aside; void, or annuli the approval of the project when
10 such claim or action is brought within the time period provided for in applicable
11 State and/or local statutes. "The City shall promptly notify the
12 applicants/developers of any such claim, action, or proceeding. The City shall
13 coordinate in the defense. Nothing contained in this condition shall prohibit the.
14 City from participating in a defense of airy claim, action, or proceeding if the City
15 bears its own attorney's fees and costs, and the City defends the action in Good
16 faith.
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18 11. All street trees, perimeter fencing/walls and other improvements within the public
19 right-of-way on Ely Boulevard So., Casa Grande Road and all interior public
20 streets, as well as landscaping located within public access/landscape easements
21 shall be maintained by a Landscape Assessment District (LAD) through contract
22 services subject to approval of the Citv Council in conjunction with each
23 applicable Final Map. Landscaping within these areas shall be designed and
24 installed to City standards acceptable to City of Petaluma Planning, Engineering,
25 Public Works and Parks staff. Irrigation to serve all landscaping in street tree
26 planter strips adjacent to private residences shall be designed to connect with the
27 private lot irrigation systems of the adjoining lots. Separate irrigation systems
28 shall be established for street Frontage landscape areas located between the street
29 curb and subdirvision perimeter walls and for landscape islands. Costs of
30 formation of the required LAD shall be borne by the project proponents at time of
31 the appropriate Final Map application.
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Under the power and authority cenferred upon this Council by the Charter of said City.
REFERENCE: I hemby certify the foregoing Resolution was introduced and adopted by the A proved as to
Council of the City of Petaluma at a (Regular) (X71)el~}Y(1S~dF~1) meeting!' ~ fo~
on the ......7.><ll............ day of _..........Q.S.>-.Ql?~F........---- .................... 19_96. by the _ ; ~
following vote: _
....... ................................
CityAttomey
AYES: Maguire, Hamilton, 13arlas, Read, Shea, Vice Mayor Stomps, Mayor Hilligoss
NOES: None
ABSENT: None ~J,,~ /~ ~ ~,//// /
A'PPEST: ..... .. .._G^~/ice ............... ~~-rll~ ~~l
.............................. ..... .... y.....'.... .... ...... .......... ......
City Clerk Ma or
Cmmd File.._._..._.._.._ ..............
ca loss - acs. no..._..96.=294..... rv.ca Page 7 of 7