HomeMy WebLinkAboutAgenda Bill 18.A-Memo 02/24/2003CITY OF PETALUMA, CALIFORNIA
MEMORANDUM r j
Community Development Department, Planning Division, 11,English Street, Petaluma, CA 94952
1 707 778 -4301 Fax 707 778 -4498 E-mail: tannin etalumaxa.us
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DATE: February 13, 2003
TO: Mayor and City Council
FROM: Mike Bierman, City Manager
SUBJECT: Magnolia Place
On Monday, February 10, I met with Dan. Aguilar of Mission Valley Properties to address
.several .outstanding issues. regarding the proposed Magnolia Place subdivision. The following
items were discussed and agreed upon by the developer and City representatives:
Mission Valley Properties will dedicate the land for and build the park. Steve Arago of CSW
Stuber - Stroeh, at Mission Valley Properties expense, will do an initial plan for the park (and
one follow -up plan) that' Jim Carr will present to the Park & Recreation Commission.
Mission Valley Properties will get credit against Park and Recreation Land Improvement
impact fees for the construction of the park up to $178,830.00 (in accordance with our
current impact fee formula of 45 units x $3,974). The City will,retain any difference between
the cost of park construction and the amount of the park fees The park site to be cleaned up
during grading activities ;and 'built at the time of development of the Magnolia property
houses. Mission. Valley Properties will provide an extended warranty on all new trees of 5
years. Mission. Valley Properties agrees to provide a $175,000 annuity to the City for future
maintenance of the park.
2. A 20 -foot wide pedestrian /bicycle/EVA easement to the park will be provided between lots
23 and 24 to line up with the EVA from Eddie Way. Bollards will be installed to prevent
vehicular access to park except for emergency vehicles. Accessway to be maintained by a
homeowners association.
3. Well water may be used for irrigation of public landscaped areas per county health standards
for use of well water.
4. Mission Valley Properties agrees to pave entire width of Magnolia Avenue in front of project
site in exchange for elimination of the sidewalk requirement on the north side Magnolia, east
of the .project entry (between the project entry and cemetery property). From the centerline
north,. the street will be reconstructed, including curb, gutter and, except .where otherwise
noted, sidewalk; from the centerline south, the street will be overlaid. The City will retain an
easement for to provide for the possible future installation of that portion of the sidewalk
along Magnolia that has been eliminated.
A revised tentative map for a 45 -lot subdivision and including the reconfigured EVA and parking
• areas will be provided to the City Council for its meeting of February 24, 2003. An
accompanying memo from Community Development will describe the proposed changes from
the previous plan. Legislation will be modified as necessary to incorporate the agreed upon
changes should the Council proceed to approve the project.
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1; CITY "OF PETALUMA, CALIFORNIA
2 MEMORANDUM
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4 Community Development Department, Planning Division, ll English Street, Petaluma, CA 94952
5 (707) 778 -4301 Fax (707) 778 -4498 E -mail: planning@ci.petaluma.ca.us
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DATE: February 12, 2003
TO: City Council
FROM: Betsi Lewitter, Project Planner
SUBJECT: Magnolia Place
1120 Magnolia Avenue /1111 Gossage Avenue
APN 048 - 141- 012/048- 132 -027
On February 3, 2003, the Council held a public hearing to take comments on the proposed
Magnolia Place subdivision. The subject site consists of two parcels totaling 24.42 acres located
outside the City limits, but within the- Sphere of Influence and the Urban Growth Boundary.
Mission Valley Properties requested a General Plan Amendment, Vesting Tentative Subdivision
Map, Prezoning to Planned Unit Development and Annexation to allow development of a 47 unit
residential subdivision. For project details, please refer to the August 5, 2002, and February 3,
2003, staff reports.
The original proposal included dedication of 8.28 acres of the Magnolia Avenue site to the City
for a neighborhood park and the provision of another 2.21 acres of private open space with
public access. The development of 30 homes was to take place on approximately 6.5 acres of this
site. Speakers in opposition to the project preferred that the entire 17 -acre parcel be developed as
a park as designated on the General .Plan map. A compromise was discussed at the end of the
public hearing to provide additional parkland with better access. Staff was directed to work with
the applicant and bring back a revised plan for the Council's review.
The enclosed plans show the elimination of two lots and a cul -de -sac on the Magnolia parcel,
resulting in 28 lots. (Another 17 custom home lots are. still proposed for the Gossage Avenue
site.) The park area to' be dedicated is 8.74 acres. The park plus the 2.21 acres of private open
space along the, front of the parcel, total 10.95 acres .of open space accessible to the public on the
Magnolia site. (Another .26 acres of private open space with public access is provided on the
Gossage Avenue property.)
Three parking. spaces are;, shown in the location of the former lots and cul -de -sac; another four
parking spaces are shown at the top of the entry road to the Magnolia Avenue portion of the
subdivision. To ensure emergency access to the park, an additional Tentative Map condition of
approval is recommended to allow the final configuration of the parking areas to be determined
Rev. 02 /23/00 Page 1 sAtemplate\PC
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1 at the time of improvement'plans. The parking areas will have vehicle barriers to prevent private
2 vehicular access to the park while still allowing fire equipment access.
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4 The 20 foot wide EVA from Eddie Way to Street A (Parcel G), which will also allow pedestrian
5 and bicycle access,. has been continued from Street A between lots 23 and 24 (Parcel E) to
6 provide an additional access point to the park. The. EVA will allow pedestrian and bicycle
7 access, but bollards will prevent vehicles from admittance. to the park ;
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9 The new proposal would reduce the necessary grading for the entire subdivision to
1 o approximately 26;500 cubic .yards of cut and ,22,100 cubic yards of fill. Due to soil shrinkage no
11 off haul .or on haul, of materials is anticipated. In addition, the deletion of the two lots and cul -de-
12 sac will save three healthy coast live oak trees that were formerly scheduled for. removal.
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Recommendation:
1. Reopen the public hearing for comments on the new proposal.
2. Adopt the Mitigated Negative' Declaration, finding that the project, - with the
incorporation of mitigation measures will not have a significant adverse impact on the
environment.
3. Approve the General Plan Land Use Map Amendment.
4. Approve the Prezoning to .Planned Unit Development District (PUD).
5. Approve the Planned Unit Development Plan.
6. Approve the Vesting, Tentative Subdivision Map, subject to the recommended
conditions of approval
ATTACHMENTS
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Attachment 1: Revised full -size plans.
Rev. 02/23/00
Page 2
sAtemplate\P@
CITY :OF PETALUMA, CALIFORNIA
MEMORANDUM
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Community DevelopmentDepartm.ent, 11 English Street, Petaluma, CA 94952
(707)'778-4301 Fax (707) 778 -4498 E-mail: cdd@ci petalunza. ca. us
DATE: February 19 2003
TO: Mike Bierman, City Manager
FROM: Mike Moore, Community Development Director
Betsi Lewitter, Project Planner
SUBJECT: Magnolia Place Subdivision
A flyer from the Committee for Magnolia. Park dated February 18, 2003 appears to include some
misinformation regarding the revised Magnolia Place subdivision proposal. Below is a table
comparing the details of the applicant's original project (reviewed by the City Council on
February 3, 2003) with the current proposal to be considered by the City Council on February 24,
2003.
O rigi nA Prnnnc &-d
Number of Units on Magnolia Avenue site
30
28
Number of Units on Gossage Avenue site
17
17
Total Number of Housing Units'.
47
45
Parkland to be dedicated to City.
8.26 acres
8.74 acres
Amount of private open space with public access (Magnolia site)
2.21 acres
2.21 acres
Amount of private open space with public access ( Gossage site)
0.26 acres
0.26 acres
Total private open space with, public access
2.47 acres
2.47 acres
Park maintenance annuity from developer
$100,000
$175,000
As you can see, the park size has been increased by almost one -half acre. Not "downsized" as
stated in the Committee flyer. This was accomplished by eliminating two proposed lots and a
cul -de -sac on the Magnolia Avenue site. Furthermore, the total number of residential lots has
been reduced to 45, not increased to., 4,8, as stated in the flyer. he elimination of the two lots
results in increased visual and physical access to the park and will save at least two healthy
valley oak trees: In addition, another emergency vehicle access, which will also allow pedestrian
and bicycle access, has been provided on the Magnolia site from the subdivision entry road into
the park. Almost 11 acres of the 17 -acre Magnolia site will be preserved in private or public open
space.
2/13/03
Dear. Neighbor:
We are certain you are one of the folks who have either attended one or more of
the many %neetings of City agencies regarding the fate of the General Plan
mandate_ d' 17 acre Magnolia Park or perhaps you have watched the rneetings on
PCA.
Sadly, and in the - presence of over 100 supporters, many of :whom spore
eloquently, our. City Council led by Councilman Healy, moved toward a final
approval of the Developer's plan. These final details will be settled at 7 p.m.
Monday, Feb. 24 at City Council Chambers. While we cannot visualize the vote
other than 4.to 2 favoring the Developer,' urge you to attend so these elected
representatives will: hear the ,public as they speak a nd vote.
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Unfortunately, we lost two of our supporters,. Matt and Janice in the fall elections.
Their replacements were heavily funded, by the development interests. As voters
we need - to evaluate the performance of those in office so as to be informed voters
in the future. •
Thank you for your participation in the Preference Ballot. The overwhelming
preference was for the 17 .acre parlc,l2houses in, the County zoning came in
second, and the 45/9.19 came in last. As of - the last Council meeting, the-
Developer has withdrawn this last..proposal and replaced it with in the
number of houses to 48 with some 'increase-in house size and downsized the park
to 8.48. We can and will comment on .these changes.
PLEASE COME MONDAY, FEB.--24 th 7 p.m., CITY COUNCIL HALL.
Jennay Edwards
Marie Johnson
Dr. Guy, Gullion
Bill Phillips