HomeMy WebLinkAboutAgenda Bill 6.A-Attch08 09/20/2004ATTACHMENT . 8
DRAFT RESOLUTION NO. N.C.S.
APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR THE
RIVERVIEW SUBDIVISION. WHICH WOULD CREATE 63 SINGLE -
FAMILY LOTS' AND ONE OPEN SPACE LOCATED AT MCNEAR
AVENUE AND MISSION DRIVE; APN 01 -21,0 -017 -019, -026, -027, -030, -
031 & -037;; FIL' E NO'. PRZ 03 -PRZ -0187
WHEREAS, by Ordinance No. N.C.S., Assessor's Parcel Number's (APN) 019- 210 -017, -
0l9,-02'6,-027,-030, -03 t & comprising. 17, l l acres, has been prezoned to Planned Unit
Qevelopment; and
WHEREAS, by action taken on June 8, 2004, the Planning Commission considered the proposal
and forwarded a recommendation to ;the City Council' to approve the Riverview Tentative
Subdivision, Map subject to certain; conditions; and
WHEREAS, the City Cbuncii finds that the ,requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the�preparafion.of Study and adoption
of Resolution No. N.C.S., approving a Mitigated Negative Declaration to address the
specific impacts of the Riverview project; and.
WHEREAS, the City Council considered the Riverview project on September 20, 2004, and
considered all written and verbal. communications concerning potential environmental impacts
resulting from - the project beforerendering a decision;
NOW, THEREFORE BE IT RESOLVED that the City- Council, approves a Tentative
Subdivision Map for the Riverview project subject to the following Findings and Mitigation
Measures:
FINDINGS:
1. The proposed `Tentative Subdivision Map, as conditioned is consistent with the
provisions of Title 20,,`Subdivisions, of the.Municipal Code (Subdivision:,Ordinance) and
the State Subdivision Map Act.
2. That the proposed subd vi� 'ion,, together with provisions, for' its design and improvements,
is consst"ent,.with the General Plan, and will not be detrimental' to the public health,
safety „`or welfare in that adequate public facilities .exist .or will be installed, including
roads, sidewalks water,.sewer, storm drains, and other infrastructure.
• 3. That the site is physically suitable for the density and the type of development proposed.
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4. That the design of the subdivision and. the proposed improvements will not cause
substantial environmental damage, and that no substantial or avoidable injury will occur
to fish or wildlife or their habitat. An Initial Study was prepared indicating that there
would be no :significant, environmental impacts that could not be mitigated.:
CONDITIONS Of APPROVAL:
, From the. Planning Division:
1.. The plans submitted for building permit: review shall be in substantial compliance with°
the Tentative Map, Unit Development Plan and. Preliminary Grading Plan, revised
-5/24/04.
2. All mitigation measures adopted. in conjunction with the Mitigated Negative Declaration
for the Riverview Residential Development, dated April 2004, are herein incorporated. by
reference as conditions of project approval.
3. 'Upon approval by the City Council, the applicant shall pay the $35.00 Notice of
Determination fee and applicable Department of Fish and Game fees ,(:for Mitigated
Negative Declaration) to the Planning'.Divison. The check shall be made payable to the
County Clerk. Planning staff will file the Notice of• Determinationi °with the County
Clerks office within five (5), days` after receiving Council approval.
4. .Architecture plans shall be reviewed and approved by SPARC including building
'location, entries, compatibility with surrounding residences, architectural design and
landscaping.
5. Prior to the submittal, of a. SPARC' application for the Riverview Subdivision the PUD
Development,Standards shall be revised to reflect the following:
St. John Church Land Use Area
a. Any new buildings, including the "proposed church,parsonage, shall.be subject to
Site Plan and Architectural Review.
b. :Additions to existing buildings ,shall be subject to Site Plan and Architectural .
Review.
6. The stic de %herbicide and fully commit Inte Pest ntit Chn ing
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p g g iques for
the. protection, of pedestrian/bicyclists. The applicant shall be required to post signs when
pesticide /herbicide use occurs to warn pedestrians and bicyclists.
7. All, construction activities shall, be limited to 7 :00 a.m. to 5:3Of p.m: Monday through.
Friday sand 9 :W a.m. to: 5:00' p.m. on Saturdays.. Construction shall be prohibited on
Sundays and: all holidays recognized by the City of Petaluma, unless a permit is 'first
secured from'tle City Manager (or his /her designee) for additional hours. There will be
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no start up ;of machines, nor equipment prior to 8:00. a:m , Monday through Friday; no
delivery of materials not equipment, prior to 7:3.0 a.m.. nor past 5:00 p:m., Monday
throw h Friday; no ervic n of ast 5:30 .:m. Monday 'throw h Friday. g y, g . p p . Plans g Y
submitted for,C 4y permits shall include the language above.
8. Construction and demolition debris shall: be recycled! to the maximum extent feasible in
order to minimize impacts on the landfill.
9. CC &Rs shall be submitted to the Planning Division for review and approval prior to
approval of the. Final Map.
IO.Concrete ditches and drainage structures draining the open ,space areas shall be tinted
earth colors.
1.1. The Applicant Aall dedicate a public access easement along the southeastern boundary of
the project site, to provide .pedestrian access to the proposed :open space on the Dutra
Quarry property. This; easement shall be reflected on the final map and can be
coincidental with they 10 -f6ot wide 'public water main : easement required by the City
Engineer. The precise location of the public access easement shall be determined by the
City Engineer.
12. Plant materi'aTs.to'be installed as part of the'Landscape Plan shall consist of a minimum of
15 gallon can size for trees and 5 gallon.can size for shrubs:
From the Engineering.Division:
Frontage Improvements
13. A, geotechnica'l. report addendum is required to identify existing, pavement sections for the
portion of McNear Avenue' to be annexed into the City of Petaluma as a result of this
development. In the event" that the existing McNear Avenue pavement section does not
meet current City, street, standards„ the developer shall be responsible for reconstructing
all of the annexed portions of McNear. Avenue as a result of`this development.
14. Construct street ,improvements along the entire McNear-. Avenue project :frontage
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including the, church site; 'including 'but not; limited` to: pavement construction and
reconstruction curb gutter sidewalk,, striping streetlights, bike lane, fire hydrants and
landscaping. New 'or reconstructed street sections for McNear Avenue 'shall be at least
5- inches of " asphalt concrete and 15- inches of class 2 aggregate base.
The %' street width on the Riverview Subdivision project side shall
include `al 12 -foot 'travel lane and a 646,ot bike Jane. Parking; .shall- not
be allowed along the McNear, Avenue project or church frontage.
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15. A full 'width street slurry seal per City Standards is required along_ McNear Avenue
between Petaluma Blvd. South and the McNear Avenue project frontage over the
proposed water main and. storm. drain 'trenches.
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16. A half street slurry seal,per City standards is required along Petaluma Blvd. .South over
the pro p osed' water main trench.
17. Dedication is required, 'if not existing, along the McNear Avenue project :frontage
including the church site resulting, in a.60 -foot wide right of way.
.18. An asphalt, overlay conform shall be required as necessary to provide a smooth street
,crown and insure positive cross sectional drainage of 2 % minimum.
GRADING
19. Grading shall conform to the soils investigation report':
20. Cut and fill information shall be provided on the improvements plans.
21. Provide the necessary grading; utility and drainage improvements on the City Pump
station site. Removed utilities, landscaping, wall's, etc. shall be replaced in kind
22. Prepare 'and submit an erosion control plan, storm water po'llution;. prevention plan
(SWPPP) and. a notice of intent (NOI), .
23: All public interior streets including the future extension of Jacquelyn Lane shall have a
curb to -curb width of at least 32 4eet. Face , of curb radius .at interior public street corners
shall, be at least. 25- feet. Turnarounds shall be of sufficient size 'to accommodate turning
movements for City emergency vehicles subj Oct to the approval by the Fire Marshal. .
24. All interior., streets ,shall have a minimum. - street section of 4- inches of asphalt concrete
and 12- inches of.class 2 aggregate.base.
25. Al_l_ intersections shall be stop controlled with .crosswalks. Pedestrian ramp_ s are required
at gall comers.
26: Maximum longitudinal street slope shall be 15 %.
SITE DRAINAGE AND STORM DRAIN SYSTEM
27. The water quality treatment system shall be privately owned and maintained. Detailed .
information. (cut sheets, etc.) shall be provided with the improvement plan submittal., The
water quality treatment devices shall be subject to the review and .approval' by the "City
Engineer. An operations and maintenance schedule shall be detailed in the project
CC &R."S. Maintenance shall include tasks and time intervals for inspection and
maintenance.
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Lot p to lot, g rainage is not allowed withwithout a subsurface„ conduit system and
corres on din easement. .
29., All hydrologic,, hydraulic and [storm' drain system design shall be reviewed and approved
by the Sonoma County Water Agency.
30. Access roads gates and easements shall be . provided for ,public storm drains ,on private
property. Easements for public storm drains shall be at least 10 -feet wide.
31. All storm. drain lines located within private: property shall be privately owned and
maintained excepting; those public storm. drain lines shown on- the approved tentative
map.
32. A stabilized outfall shall be provided. at the ;storm .drain discharge line to lot 7 to prevent
erosion on the'adjacent property.
SANITARY SEWER COLLECTION AND WATER SUPPLY!$YSTEMS
33. Proposed lots at or under thel 60 -foot elevation (including the two lower lots of the future
Young development) shall be served. by the City's Zone I water system. The Zone I feed
line shall be extended 'from Petaluma Blvd.. South up McNear Avenue. Connection to the
existing 12 -inch line in McNear Avenue north easterly of the McNear Avenue booster
pump station is prohibited because that ,fine is a dedicated Zone II , line from the aqueduct
that feeds the pump station. The City's Zone II system shall serve the remainder of the
proposed site.. Connection to Zone ll system shall be made southwesterly of the pump
station. All final water,calculations shall be revised to, indicate the above scenario.
34. The water main system shall be.capable of delivering a continuous fire flow as designated
by the Fire Ma' rshal.
35. Provide final fire flow calculations with the final! map and improvement plan submittal.
36. Utility services shall he stubbed and /or connected as nef ded. to the Church property, the
future Young development, existing residences and the future Church residence adjacent
to lot 24 >:. Any existing :services proposed to be replaced shall be abandoned per City
standards'. The existing,.2" diameter main in,McNear Avenue shall The abandoned per City
standards. along the McNear Avenue project frontage.
37. A 10 -foot wide minimum. public water main easernenf ,shall be granted to the City in the
south east corner of the project site'for a, potential future looped connection to serve the
adjacent "Dutra" Site; (APN:0: 9- 210 -010, 0l l,, 038, 039 and APN:019- 220 -012 & 027).
The City Engineer• shall determine the exact location during the improvement plan review
process: A City water main shall, be stubbed into. 'the easement per City standards.
• 38. Access-roads, gates and easements shall be provided for public sanitary sewer and water
mains on privatel Easements shall be, at least lb -feet W ide.
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39., Water services shall be a minimum of 1.5" diameter with I" water meters:
40. All public water supply and sanitary , sewer collection mains shall be ductile iron pipe
outside of roadway yareas .and within easements.
FINAL MAP
4`1. Clearlyand'`accurately show the boundary and dedications on the final' map.
42'. The proposed temporary access and maintenance easement on lots 42. and 4 shall be
of sufficient width to :accoinrnodate a future public roadway and related :construction
improvements to .the serve the adjacent "Dutr.a" Site (APN: 019 -21 -010; '011, 038 -, '039
and APN: 01 -220 -012 &027).
43. Provide la 10 =foot wide pubic utility easement (P.U.E.).on both sides of all. interior streets.
Reduced width P.U.E.'S may be allowed subject to the review and approval 'by' the
necessary utility- companies.
44-A .final ,map and annexation technical review deposit is due at final map application.
'Contact ,.the Community Development Department to obtain the: applicable amount:
45..S'idewalk, or public access easements are required throughout the subdivision for sidewalk
segments that encroach onto private property.
46. A mechanism (homeowner's association, maintenance agreement, etc:,); shall` be
e.stablished.forthe following, but.not limited to parcels B, private shared private
roads and driveways and water quality treatment system.
47. All necessary off- -,site easements shall be recorded' prior to and concurrent :with the final
map.
48. Existing easements and corresponding improvements:contained therein shall,be preserved .
or appropriately restated.
MISCELLANEOUS
49. All existing' overhead Utilities ' fronting the McNear ,Avenue project: site ,including, the
Church frontage shall be placed underground: Existing homes. served-* by the overhead
utilities will require; undergrounding as well. 'The overhead utilities from near the
intersection of McNear Avenue and the new Mission Drive to the terminus point on the
existing portion of Mission Drive shall be placed ;underground. Any new or relocated
poles or guywires /anchors, etc. shall not'be allowed along the project frontage.
50. All retaining _walls shall be located outside the public right of way.
51. The necessary lot line adjustments shall be approved by the City and, filed' with the
Recorder's office prior to final map approval:
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52. Construction of im "p rovements .fof this ro'ect shall'be coordinated to all extents possible
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with the adjacent Dutra Development Site (APN: 019 -210- .01'0 011, 038 039 and APN:
019 =220 -012 &027)
53. If the project is; phased, each individual phase 'be designed to. provide the required
utility1services and street system independent of any other phase.
54. Any existing wells! not proposed to be reused for irrigation ,purposes and any existing
septic systems not proposed'to 'be retained shall be removed and properly disposed of per
County of Sonoma standards. Any existing structures above or below ground shall be
removed if not a part of the.new subdivision. Structures' shall include, but are not limited
to fences, retainingwalls; pipes, debris, etc.
55. Improvement plans and final :map(s) shall ,be prepared .according to the latest City
policies, codes, ordinances, resolutions and standards..
56. The City Engineer is responsible for determining compliance with all engineering
conditions of approval and mitigation measures
From the Fire'Marshal':
57: The hammerhead at Lots 34; - and 35 shall be revised to conform 'to the City of Petaluma
street standard for hammerheads:
• 58. Open space, areas are subject to the provisions of annual` weed /brush abatement. A plan
that outlines'the criteria for provisions for abatement shall 4e developed and approved by
the Fire `Marshal-'s Off ce. The _plan shall include provisions for'°fire- safe landscaping, as
required, and f rebreaks in °accordance with "fire safe standards "' developed by the State
of California.
From the Sonoma County Water Agency:
59. Drainage design for the project shall comply with the Agency's FLOOD CONTROL 11 ,
DESIGN..CRITERIA..Evidence of compliance ; shall be submitted with the Improvement
Plans
From the Pedestrian. and' Bicycle Advisory Committee:
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Transit:
60. The ex st ng.trans`it stop at , ' McNear and Mission shall be covered'and shall include a bike
rack.
61. A public access easement shall be provided on all 6pen space parcels.
62. All public access,'trails and paths shall be identified with signs indicating' that they are
public trails;
Lighting:
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63. Project lighting shall not direct glare into cyclist /pedestrian eyes. This _includes security
lighting. 0
Benches
'64 A minim um of five benches shall be distributed throughout the development, with
emphasis on benches on the upper slope for scenic views.
65: Under no circumstances shall any pesticide /herbicide be , applied in, . areas used by
pedestrians/bicyclists anywhere in this project or the �surroun`ding areas, without`
appropriate signs , w, of the use of chemicals, �a policy currently' employed' by the
Music, Recreation and Parks Department. This project shall utilize Best Management.,
Practices regarding pesticide /herbicide use and fully' commit to Integrated Pest
Management techniques. "for the protection of bicyclists and ped'esfrians'.
From the Director of Parks and Recreation
66. Prior to public_ improvements being accepted by the City, the applicant, shall he
responsible for the design 'and development of the play area on. Parcel 'B ,Said
playground shall "include play areas for both; pre - school and school aged ;children:' The
play area land, shall be� dedicated to the City with no encumberances or conditions. Plans
,for the playground ..shall meet the ' approval of the Recreation, Music and Parks
Commission, and the Parks and Recreation staff °prior to review and approval "by SPARC.
67. Futur.,e homeowners of the lot adjacent to proposed play area (Lot 25}) shall receivel notice
that:an active play area will exist next to their home, with hours and use to comply with
.existing City policy.
68. Prior -to public improvements: being accepted by the City, the applicant; shall, constr uct a
pedestrian trail through :Parcel. B. gas shown on the Riverview Tentative Subdivision .Map
and in accordance with. standards :specified by the 'D`irector of Parks and Recreation.
Lands upon which the trail is to be. established shall be dedicated .to the City with no
restrictions.
69. Prior to. public improvements being accepted by the City, the applicant .shall construct a
pedestrian connection on Parcel -13 that `connects the.'proposed pedestrian trail shown on
"the Riverview Tentative'L Subdivision Map to the adjacent City of Petaluma ;lands.. The
pedestrian path shall be designed And. constructed to meet Park and Recreation
Department Standards, and the fence separating Parcel B Open Space from existing City
of Petaluma Open Space shall be removed.
70. The open,space, proposed to be dedicated to the :City shall have a funding vehicle such, as
a special tax district (si.mil:ar to that provided by the Southgate Subdivi "siori);. to handle all.
maintenance; fire suppression and geotechnical concerns :due to erosion lof unstable soils.
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71. A tree maintenance and preservation plan - prepared by a certified arborist and approved
by the City Arborist shall be submitted for all: :existing mature trees to be preserved within
• open space areas.
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