HomeMy WebLinkAboutAgenda Bill 6.B-Attch12 03/03/2003ATTACHMENT 12
DRAFT RESOLUTION NO. N.C.S.
APPROVAL OF THE TENTATIVE SUBDIVISION MAP FOR'ROCKRIDGE POINTE
PROJECT WHICH WOULD ALLOW FOR 62 RESIDENTIAL LOTS
LOCATED AT WESTERN AVENUE AND WINDSOR DRIVE
APN 020- 030 -031, 039, 013 and 015.
File ANX' 00004, TSM. 00003, PRZ 0001, PUD 00004
WHEREAS, by Ordinance I No. N.C.S., Assessor's Parcel Number (APN) 020 - 030 -037,
039, 013 and 015 comprising 123 acres, has been prezoned to Planned Unit Development; and
WHEREAS, by action taken on October `22, 2002, the Planning, Commission considered the
proposal and forwarded a recommendation to the I City Council to approve the Tentative
Subdivision Map for 62 residential lots, dated ...............: and
WHEREAS, the City Council finds 'that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption
of Resolution No. N.C.S. approving a Mitigated Negative Declaration to address the
specific impacts of the Rockridge Pointe project;
WHEREAS, the City Council considered. the Rockridge Pointe proposal on March 3, 2003, and
considered all written and verbal, communications concerning potential environmental impacts
resulting from the project before rendering a decision;
NOW, THEREFORE BE: IT RESOLVED that the City Council approves a Tentative
Subdivision Map subject to the following Findings and Mitigation Measures:
FINDINGS
1.
'Thel 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 subdivision, together with provisions for its design and improvements,
is consistent 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.
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 Commission:
1. All proposed open space parcels, with the exception of the parcel to be dedicated to the
County as part of Helen Putnam Park, shall'be dedicated to the City as public open.space.
2. The applicant and staff should work with appropriate County staff to develop a formula
for fair share contributions from the applicant for addressing increased traffic on Western
Avenue especially in the vicinity of existing schools.
The design development and dedication of the proposed public park, including trails and
benches, shall be completed prior to the occupancy of any individual housing unit.,
4. The conceptual unit development plan shall be revised as follows:
a. Show a contiguous open space concept with a cohesive landscape plan do not �.
look at the property as separate open space parcels.
b. Recommend possible relocation of Lot 15 to the end of the cul de sac "G" Court. _
c. Integrate detention pond into the project as a.landscape feature
d. Respond to concerns about contouring and propose solutions that are more like
grading for. golf courses than just engineering
e. Lots 43 -48 — need particular attention to the rear of these lots revise architecture.
and elevations to reflect rural vernacular recommendations from SPARC.,
Application materials for SPARC shall include:
a.Proposed fencing for variety of conditions
c. Side lot landscaping and fencing for corner lots
d. Particular attention to the most visible elevations for rear and corner lots, specifically
Lots 1 -4, 14 -17
e. Provide further articulation on individual proposed residences with multi - volume
concepts
6. Story poles shall be in place at least 10 days before the hearing for Lots 38 -45, Lots 1 -4,
Lots 14 -1.6, a sign placed at bottom of hill on Windsor Drive describing the proposed
project, graphics enhanced with an illustrative plan, and 62 -lot desired. density.
2. All mitigation measures 'adopted in conjunction with the Mitigated Negative Declaration
for the Rockridge Pointe Project revised September :4, 2002, 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 to the Planning Division. The check shall be made payable to the
County Clerk. Planning staff will file the Notice of Determination with the County
Clerks office within five (5) days after receiving Council approval.
4. Prior to submitting 'for building permits PUD Development Guidelines and architectural
plans shall be reviewed and approved by SPARC including building location, entries,
compatibility with surrounding residences, architectural design and landscaping.
5. During construction, the applicant shall. be required to utilize Best Management Practices
regarding pesticide/herbicide use and fully commit to Integrated Pest Management
techniques for the protection of pedestrian/bicyclists: The applicant shall be required" to
post signs when, pesticide/herbicide use , occurs to warn pedestrians and bicyclists.
6. Prior to filing the Final Map, Parcel C shall be dedicated to the City of Petaluma as a
park.
7. The Final Map shall indicate that Parcels A, including the Detention Basin, shall be
maintained by the Homeowners Association.
8. Prior to filing the Final Map, -the applicant shall dedicate Parcel I to Sonoma County as
an addition to the Helen Putnam Regional Park. Evidence of an initial offer letter and
acceptance shall be submitted with the Final Map.
9. The proposed park at Parcel C shall be constructed prior to the applicant /owner receiving
occupancy for 80 percent or 50 units of the total 62 units.
10. All construction activities shall be limited to 7 :00 a.m. to 5:30 p.m. Monday through
Friday and 9:00 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 the City Manager (or his/her designee) for additional hours. There will be
no start up of machines nor equipment prior to 8:00 a.m.., Monday through Friday; no
delivery of materials nor equipment prior to 7:30 a.m. nor past 5 :00 p.m., Monday
through Friday; no servicing of equipment past ,5:30' p.m., Monday through Friday. Plans
submitted for City permits shall include the language above.
11. Construction rand demolition debris shall be recycled to the maximum extent feasible in
order °to rninirnize impacts on the landfill.
12. CC&Rs shall be submitted to the Planning Division for review and approval prior to
approval of the Final Map.
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11. Construction and demolition debris shall be recycled to the maximum extent feasible in
order to minimize impacts on the landfill. 0
12. CC &Rs shall be 'submitted to the Planning Division for review and approval prior to .
approval of the Final Map.
13. Concrete ditches and drainage structures draining the open space areas shall be tinted
earth colors.
14. The applicant shall construct a public trail through Parcel I consistent with the ;Sonoma
County Regional Park standards to connect to - Helen Putnam Park. The public trail shall
be completed prior'io final occupancy of the project.
15. Prior to recording the Final Map, the developer shall submit names for the internal streets
and cul -de -sacs to the Planning Division for review and approval
16 The applicant shall be responsible for maintaining all drainage inlets, clean-outs, berms,
debris basins, slide repair areas, v- ditches sub- drain and other facilities.. located in the
project area: CC &R's shall include a provision requiring that the city consent to any
revisions regarding maintenance.
17. The CC &R's for the project shall provide that the Homeowners Association shall be
responsible. 'for performing ongoing maintenance and or repair of geologic conditions, t
debris basins, ditches
18. Plant materials to be installed as 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
19. Half street frontage improvements along the northeasterly side of Windsor Drive shall
include but not be limited to, 5 -foot wide striped on- street, bike lane, curb and gutter,
sidewalk, streetlights, handicap ramps, curb return at Western Avenue, striping,
channelization, signing, landscaping and roundabout (per Traffic Impact Study dated
December 2000 byWTrans).
20. Half- - street frontage improvements along the southeasterly side of Western Avenue shall
include but not be limited to, 5 -foot wide striped on- street bike lane, curb and gutter,
sidewalk, streetlights; handicap ramps, striping, channelizati'on, signing and landscaping.
21. The City requires a traffic index of 6 (T.I. = 6) for Western Avenue. A geotechnical report
addendum is required and shall identify the existing pavement section and traffic index for
the existing County of Sonoma portion of Western Avenue along the project frontage. In the •
event that the existing pavement section does not meet T.I. = 6 standards, the developer shall
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be responsible for reconstructing the existing portions .of Western Avenue, from centerline,
along the project frontage. An asphalt.overlay conform shall be required as necessary to
provide a smooth street ~crown and insure positive cross sectional drainage of 2% minimum.
22. In the event that. the Local Agency Formation Commission requires annexation of adjacent
assessor parcel. numbers 020- 030 -013 and 020 - 030 -015 or anyother adjacent parcels, the
applicant shall provide for a'future public roadway and emergency access as well as access to
public utilities. An irrevocable offer of dedication through the Rockeridge Pointe Subdivision
with sufficient width to accommodate future maximum. dwellings located on all developable
parcels in the immediate area, or another scenario acceptable to the City Engineer is required.
Off -site public easements for public sewer and water utilities may also be required.
23. City standard public improvements shall be installed within the boundary of the subdivision
including but not limited to, frill, street widths, curb and gutter, sidewalks, streetlights,
handicap ramps, sewer, water and storm drain systems, signing, striping and landscaping.
24. In the event that the contractor damages any portion of Windsor Drive during construction,
the project applicant shall restore Windsor Drive to pre- construction conditions prior to
acceptance of the project -by the City of Petaluma.
25. The pavement sections for the proposed interior streets 'shall be designed for a traffic index of
5 (T.I. = 5) and shall contain a minimum of four inches of asphalt concrete.
26. The avement section, for the emergency vehicular access road shall be designed to
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accommodate typical fire "truck loads.
27. Sidewalks shall be installed on both sides of all streets throughout the boundary of the
subdivision with the exception of "A" Street. A sidewalk on one side of "A" Street shall be
allowed between lot 45 and'Windsor Drive if approved by the Planning Commission.
28. Stop - controlled intersections shall be installed per City standards at all interior intersections.
29. Parking shall be prohibited along'the entire Windsor Drive (both sides of street) and Western
Avenue (development side of street) parcel(s) frontages. No parking street signs shall be
installed.
30. All subdivision street widths shall be 32 -feet wide with parking allowed ion both sides.
Parking may limited; in cul -de -sacs per Fire Marshals requirements. Cul -de -sac and
hammerhead dimensions shall also be subject to the Fire Marshals approval.
31. Maximum street grades shall be 15 percent.
32. All retainingwalls shall be located on private property.
33. All PG & E distribution electric lines and other: overhead utilities and service drops along the •
street frontages or through or traversing the site shall be placed underground. All new
services shall be underground.
34. All Windsor .Drive and Western Avenue street transitions /conforms shall be subject to the
review and approval by the City Engineer.
Sanitary Sewer Collection and Water Supply Utilities
35. Each lot shall have separate sanitary sewer laterals and water services.
36. A 10 -foot wide public water main and public access easement is required for the proposed
water line located within the boundary of the subdivision and through two Cal Water
prior to final map approval. The access road within. the easement shall be paved (or similar
hardscaped treatment).. The final location and grade of the easements shall be subject to the
review and approval by the City Engineer.
37. A 12 -inch diameter water main shall be installed from the LaCresta water`tank site' to the
subdivision per the preliminary water system calculations prepared by Milani andAssociates.
38. The, homeowners association shall be responsible for contributing to the maintenance costs of
the sanitary sewer um station located near the ro'ect entrance along with the Victoria
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Subdivision Phase III homeowners association. . 0
39. All water main piping shall be Ductile Iron Pipe (DIP) in. hillside areas.
40. All water main piping within the boundary of the subdivision shall be 12 -inch diameter pipe
as determined by the preliminary water system calculations prepared by Milani and
Associates.
41. All units with top- finish floor elevations above elevation 270 feet require installation of a
privately owned and maintained air -gap water pressure booster bump system.
Grading and Drainaze
42. Hydrology calculations for the project shall be reviewed and approved by the Sonoma
County Water Agency (SCWA) prior to final map and improvement plan approval.
43. Hydrology calculations shall include all on -site drainage facilities including the proposed
detention basin system and Western Avenue storm drain.
44. Parcel "A" (detention basin site) shall be designated ,as a common area and maintained by the
subdivisions homeowners association through the conditions, covenants and restrictions. An
operations and maintenance manual shall be created for perpetual maintenance of the
detention basin during and after construction of the subdivision. Provisions in the manual
shall 'include but not be limited to, construction and post- construction maintenance for
dredging, periodic inspection, functionality, landscaping and repair.
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*W,`45. An annual report : shall "be, submitted to the City of Petaluma Community Development
Department `identifying annual maintenance provisions as prescribed in the operations and
maintenance :manual.
46. The detention basin shall be constructed and operational prior to and during the first year's
.rainy season defined as October 1 — April 15.
47. A public storm drain easement shall be provided over the entire parcel "A ".
48. Additional geotechnical and hydrological information shall be provided for the design and
construction of the detention basin at the improvement plan stage. The detention basin shall
be designed to accommodate a 100 -year storm event.
49. Lot to lot drainage shall not be allowed without drainage /storm drain easements.
50. The storm drain from. the end of "H" Court to the detention basin shall be eliminated. All
street storm drains shall be directed to the basin by a single pipe from "A" Street as
shown on the tentative map.
51. All backyard and hillside drainage shall be collected in swales and sub surface storm drain
lines and discharged into a public storm drain system. Rooftop and driveway runoff from lots
31 -45 shall not be allowed to flow across the northerly boundary of the subdivision.
52. All storm drain systems located on lots 1 -62 and parcels "B" through "I" shall be privately
owned and maintained.
53. Grading conforms to adjacent developments and parcels shall be subject to the review and
approval of the City Engineer.
54. The applicant shall submit a Notice of Intent (NOI) to the California. State Water Resources
Control Board and provide a copy of the filed notice to the City of Petaluma prior to final
map approval.
55. The applicant shall submit a detailed Storm, Water Pollution Prevention Plan '(SWPPP) in
accordance with latest state standards for review and approval by the City Engineer prior to
final .map approval.. The SWPPP shall be available on -site in the job trailer at all times
throughout the construction process. The SWPPP and NOI copy shall be submitted with the
improvement plan application package. The, developer and/or contractor shall update the
SWPPP throughout the construction process per the latest state standards. A section 404
permit (U.S. Army Corp of Engineers) may be required, for work within the creek area.
56. A detailed, erosion and sediment control plan is required as a part of the improvement plans
and is subject to the review and approval of the City Engineer.
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57. The applicant shall file a Notice of Termination (NOT) with the California State. Water
Resources Control Board and a copy to the City of Petaluma upon completion of the project. 0
Easements
58. Ten-foot wide public utility easements (P.U.E.) are required on all parcel frontages to public
streets -or letters from appropriate public utility companies approving reduced width P.U.E.'s
will be accepted.
59. Appropriate on -site and off -site public and private access, drainage, utility, etc. easements are
required prior to final map approval'.
Miscellaneous
60. The , final map and improvement plans shall be prepared in accordance with latest City
standards codes, policies and ordinances.
61. All. public improvements shall be completed 'and accepted by the City of Petaluma prior to
releasing the final'20 percent of certificates' of occupancy.
62. The homeowner's association shall ;maintain all private utilities.
63. Any existing wells or septic systems located on the site shall be abandoned per County of is
Sonoma Environmental Health Department standards.
64. The applicant shall submit either a digitized data fee in the amount of ten dollars per lot or
provide electronic' base 'map information for updating the City's base map system prior to
final map approval.
From the Fire Marshal:
65. Proposed street widths of 28 feet ;are acceptable as long as no parking is permitted on either
side of the street. Thirty two (32) feet street widths shall be permitted for parking to exist on
both sides of the street.
66. Cul de sac radius shall be designed to meet the turning radius of the Fire Department's: aerial
ladder truck.
67.Hammerhead turn appears to be substandard on "C" Street. Con
68. Roadway grades shall not exceed 15 percent maximum.
69. Fire hydrant spacing shall not exceed 300 feet and or 150 feet from the furthest structure.
Hydrant locations subject to the approval of Fire. Marshal's Office.
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• '70.7his subdivision is within the boundaries of the Very High Fire Hazard Severity Zone
( VHFHSZ). Buildings constructed in this zone are subject to the conditions outlined in
Section 17.20.060 Petaluma Municipal Code.
71. All residences are required to be fire sprinklere' in accordance with NFPA 13 -D.
Additionally, because the structures are in the VHFHSZ they must be "fully sprinklered"
which includes extension of the sprinklers into the attic, garage or unprotected space. A
minimum two -head calculation for the attic is acceptable.
72. Fire flow is required :to, be a minimum of 1000 gpm 'at 20 psi residual. Verification of
minimum flows must be calculated and provided to the Fire Marshal's Office by a registered
engineer prior to issuance of a building permit.
73. All fire lanes, EVA's, turnarounds and no parking areas shall be designated as such with
appropriate signs and/or red curbs: Sign and curb language, including letter size, shall be in
accordance with city standards.
74. Open space areas are , subject to the provisions of annual weed/brush abatement. A plan that
outlines the criteria for provisions for abatement shall be developed and approved by the Fire
Marshal's Office. The plan shall include provisions for fire safe, landscaping, as required,
and firebreaks in accordance with "fire safe standards" developed by the State of California.
75. Barriers blocking the EVA must be approved by the Fire Marshal's Office. Typically, this is
accomplished with a gate. All gate supports must be two feet wider than the approved
roadway width of the EVA.
76. Provide a dedicated access point from the hammerhead turn around (court H), approved by
the Fire Marshal's Office, to allow emergency vehicle access to the brush/open space behind
lots 16 to 21.
77. Provide a dedicated access point from the cul de sac (court 'F), approved by the Fire
Marshal's Office to allow emergency vehicle access to the brush/open space near and behind
lots 30 -34 at the end of the cul de sac.
78. Provide a dedicated access point from the cul de sac (court G), approved by the Fire
Marshal's Office, to allow emergency vehicle access to the brush/9open space near and
behind lots 23 to 26 at the end of the cul de sac.
79. Proposed roundabout, at Windsor Drive and the entrance to the subdivision shall be designed
to accommodate the turning radius specifications of fire apparatus..
From Parks and. Recreation:
80. Parcel "C" (proposed park) and the Emergency Vehicle Access (EVA) to be deeded to the
49 City of Petaluma, and maintained by the City of Petaluma.
81. The interior park (Parcel "C"), shall be designed in conjunction with, and meet the approval
of the Recreation, Music and Parks Commission, and the Parks and Recreation Department. 0
82. The proposed EVA connection from "A Street to Western Avenue to be constructed per
,City of Petaluma Standards, with an asphalt" surface.
83. Open Space (Parcels "A ", "B ", "D "), Common Landscaping 'and Detention Basin, shall be
maintained by the Homeowner's Association.
84. Parcel "I shall be dedicated to the Sonoma County Regional Parks as part of Helen Putnam
'Regional Park'.
From the Sonoma County Water Agency:
85. Drainage :design for the project shall comply with the Agency's Flood Control Design"
Criteria. Evidence of compliance shall be submitted with the ImprovementPlans.
From Pacific Gas and -Electric Company:
86. Costs of any relocation of existing PG &E facilities necessitated by this project shall be the
responsibility of.the applicant.
87. In order to provide gas and electric service'to the parcels, PG &E will require the following:
a. Property owner shall dedicate 7.5 foot - wide Public Utility Easements (PUE's) along "the front' -
of all lots bordering "A Street, "B" Street, "C" Street, "D" Court, and "E" Court "F" Court
"G" Court as shown on the Vesting Tentative Map dated. September 3, 2002.
b. Property owner shall offer for dedication "A" Street, "B" Street, "C" Street, "D" Court;_ and
"E" Court, "F" Court, "G" as PUE's or franchise streets.
From the Police Department:
88. The width of the streets and cul de sacs shall be wide enough to accommodate emergency
vehicle traffic, including fire engines.
89. Windsor Drive shall have .sidewalks on the north side of the street to accommodate
pedestrian traffic. The new sidewalk shall connect to the existing sidewalk "on the north side
of the-street at Edinburgh Drive.
From the :Pedestrian and Bicycle Advisory Committee:
Bike Parking:
90. A street -level bike rack shall be installed at ParkParcel C. 0
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Class I Bikeways:
91. Developer shall, install interior multi -use Class I pathways of 10 feet on 20 foot easements.,
These pathways shall originate from D Court, between lots 4 and 5 and lots 12 and 13, and
between lots 56 and 57 and lots 21 and 22 to connect to Parcel D open Space. Pathways shall
include low ground cover for high visibility and shall be maintained by the Landscape
Assessment District.
92. There shall be a Class I path along Marin Creek. The perimeter path is particularly
appropriate given that this site also contains the "urban separator General Plan overlay
designation which requires •a 300 foot setback from the south and west properties line "as
noted in Rockridge Pointe Project description and Analysis, July 11 This path can be
constructed of permeable surfacing.
93. The 10 foot water main access road shall. also serve as a Class I pedestrian path accessible by
bollard at either end of the road.
94. Class I path along both sides of Marin Creek one of which shall connect to the sidewalk on
Windsor Drive. These paths shall have permeable surfacing.
95. The EVA path shall also serve as Class I path from Western Ave. terminating at A street.
Class II Bikeways:
96. There shall be Class II bike lanes along both.sides of Windsor Drive.
Signs:
97. "Share The Road"' signs shall be installed on the Class .0 lanes on Windsor.
98. There shall be signs indicating bike paths and parks /open space. on Windsor, Western and
within the project, mcluding.signage. for Helen Putnam Park. in addition, there shall be signs
regarding children's usage of bike /pedestrian paths between this project and Petaluma Junior
High School, Petaluma High School and McNear School.
99. A signage plani shall be submitted to the PBAC for final approval prior to issuance of
Certificate of Occupancy
Pedestrian Needs:
100.A public access easement shall be.provided on all of the dedicated open space. Maintenance
shall be the responsibility of the Landscape Assessment
District.
40 Benches:
104. There shall be at least 2 benches in Parcel I, on the prominent knolls.
105. There shall be 2 benches along the eastern boundary of Parcel D.
Drinking Fountains.
106. A drinking fountain shall be provided in C Park.
Intersection. Improvements:
107. There shall be a crosswalk across Western where the EVA/Class I path meets Western
Ave.
Lighting:
108. Project lighting shall not direct glare into cyclist /pedestrian eyes. This
includes security lighting.
Pesticide /Herbicide Use`,
109. Under no 'circumstances shall. any pesticide /herbicide be applied in areas used by
pedestrians /bicyclists anywhere in;this project or the surrounding; areas without
appropriate signs warning 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 pedestrians.
110. The applicant shalt defend, indemnify, and hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action or proceeding
against the City; its boards, commission,, agents, officers, or employees to attack, 'set
aside, void, or annul, the approval of the project when such claim or action is brought
within the time period provided form applicable State and/or local statutes. The City
shall promptly notify the applicants of any such claim, action, or proceeding. The City
shall coordinate in the defense. Nothing contained in this condition shall prohibit „the
City from participating in a defense of any claim, action, or proceeding if the City bears
its own attorney's fees and costs, and the City defends the action in good faith.
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