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HomeMy WebLinkAboutResolution 94-27 02/07/1994;' Resolution No. 94-27 N ~.s. 1 of the City of Petaluma, California 2 3 RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR 4 AMERICANA SUBDIVISION (GATTI PROPERTY), A 100 UNIT DETACHED 5 SINGLE FAMILY RESIDENTIAL DEVELOPMENT LOCATED ON 15.22 ACRES ON 6 ELY ROAD NORTH BETWEEN CORONA ROAD AND SONOMA MOUNTAIN 7 PARKWAY, AP NOS. 137-070-24 (GATTI PORTION), 137-070-11 (WISTERIA 8 PORTION), 137-060-75 (SONOMA PARKWAY CO. PORTION) 9 10 WHEREAS, Petaluma Venture Partners, as applicant, and Richard Gatti, Sonoma 11 Parkway Company, and Northbay Ecumenical Housing, as owners, have filed with this 12 Council a Tentative Subdivision Map to subdivide land within this City to be known as 13 Americana Subdivision, and have paid all required filing fees; and 14 15 WHEREAS, the City Engineer, the Planning Director, and the Planning Commission have 16 examined and reviewed the same as required. by law and all reports, recommendations, and 17 comments thereon have been forwarded to and considered by this Council at its meeting 18 held on January 18, 1994; 19 20 NOW, THEREFORE, BE I`T RESOLVED that this Council hereby finds for the Tentative 21 Subdivision Map as follows: 22 23 Tentative Map Findings: 24 1. The proposed subdivision, as conditionally approved, together with provision for its 25 design and improvement, is consistent with the General Plan and Corona/Ely 26 Specific Plan objectives, policies, general land uses and programs. 27 28 2. The site is physically suitable for the type of medium density single-family 29 residential development proposed, as conditionally approved. 30 31 3. The design of the subdivision and the proposed improvements, as conditionally 32 approved, will not cause substantial environmental damage, and no avoidable injury 33 will occur to fish and/or wildlife or their habitat. 34 35 4. The design of the subdivision and the type of improvements proposed, as 36 conditionally approved, will not conflict with easements, acquired by the public at 37 large, for access through or use of property within the proposed subdivision. 38 Res. No.........9.4.-2.7.._... N.C.S. 1 1 5. The discharge of waste from the proposed subdivision into the existing community 2 sewer system will not result in violation of the existing requirements prescribed by 3 the Regional Water Quality Control Board. 4 5 WHEREAS, the City Council finds that the requirements of the California Environmental 6 Quality Act (CEQA} have been satisfied through the preparation and certification of the 7 Corona/Ely Specific Plan Environmental Impact Report, and adoption of Resolution 94-22 8 N.C.S. approving a Mitigated Negative Declaration to address the specific impacts of the 9 Americana Subdivision project; 10 11 BE IT FURTHER RESOLVED, based on the findings set forth above, that the above 12 referenced Tentative Subdivision Map, be and the same are hereby approved, subject to 13 the conditions set forth below and incorporated herein as follows: 14 15 Tentative Map Conditions: 16 1. The subdivider shall comply with the following requirements of the City Engineer: 17 18 a. The developers shall install full improvements of the project side of Riesling 19 Road adjacent to this development together with one 12-foot travel lane and 20 one 6-foot bicycle lane on the undeveloped easterly side of Riesling Road. 21 22 b. Riesling Road alignment shall match that of the Graystone Creek 23 Subdivision northerly of this project. 24 25 c. Temporary access serving the County properties to the east shall be 26 relocated to gain permanent access to Riesling Road at such time as it has 27 been fully improved. 28 29 d. The 100-year relief swale through lot 38, 39 and 40 shall be contained within 30 an adequate overflow channel free of permanent structures and dedicated 31 surface easement to the City, or the 100-year storm waters shall be contained 32 within the public right-of-way. 33 34 e. Prior to approval of the final map for this development, the developer's 35 engineer shall verify fire flow from a single source will be adequate. If 36 adequacy cannot be obtained, then this development shall extend the water 37 main and connect back in Sonoma Mountain Parkway. 38 Imo. 94-27 NCS 2 r .-~ f. The existing Ely road .Section "B-B" (page 2 of the tentative map) shall be revised to match that section shown on the improvement plans for Sonoma Mountain Parkway. g. Until such time as the existing access through lots 4-17 has been relocated and quitclaimed by the owner of said easement, the City shall deny vacation of Old Ely Road. h. The developer shall comply with the Petaluma Municipal Code Section 20.36.010 and 20.36.020 which requires the developer to pay storm drainage impact fees (as calculated in Chapter 17.30) on construction in all sections of the City of Petaluma. i. This development shall comply with all recommendations as stated in the soils report for this project. j. If positive lot drainage cannot be obtained, then all backyard drainage control shall be within an underground pipe system with surface catchment swales and inlets. A private storm drain and driveway maintenance agreement between lots served by these improvements shall be submitted in a recordable form. This agreement shall also specify timing of maintenance and be in a form acceptable to City staff and recorded concurrent with the Final Map. k. All grading and erosion control shall conform to the City's Erosion Control Ordinance 15.76. 1. Signing and striping shall conform to City Standards. m. All overhead utilities fronting or traversing the site, 12KV or less, shall be underground. n. This development shall be required to contribute to the City's traffic mitigation fee. o. All street lights within this development shall have standard Corona/Ely metal fixtures dedicated to the City for ownership and maintenance. Prior to City acceptance, the developer shall verify all lights meet PG&E's LS2 rating system. p. A 10-foot PUE shall be dedicated adjacent to the public right-of-way as required by the utility companies. Reso. 94-27 NCS 3 1 1 2 3 4 5 6 7 8 9 q. A 1-foot non-access easement shall be dedicated across all lots adjacent to Sonoma Mountain Parkway and Ely Road. 2. The subdivider shall comply with requirements of the public utility agencies and the City Department of Public Works prior to Final Map approval. 3. The following revisions shall be incorporated into the Tentative Map prior to SPARC application: a. Lot lines shall be adjusted as necessary to meet minimum PUD Development standards for unit setbacks. b. Signatures of all property owners shall be shown on the map. c. The section for the pedestrian pathway shall be amended to reflect right-of- way dedication of 32'in-lieu of an easement. d. The section for the connector street to the Wisteria Subdivision shall be shown to reflect a 32' paved street, 4.5' street tree planter strip and 5' public sidewalk. Aright of way width of 48' shall be dedicated, with 2' sidewalk easements on the adjoining Lots 8 and 9. e. The section for Ely Road (B-B) shall be corrected to show 19' of right-of-way between face of curb to property line, consistent with existing conditions on neighboring projects under development. The proposed perimeter fence shall be shown within the right-of-way. f. The section for Sonoma Mountain Parkway (A-A) shall be modified to include a meandering sidewalk and soundwall within the ultimate right-of- way, consistent with existing improvements across the frontage of other nearby projects, and in conformance with adopted standards for the Parkway. g. The section for all interior streets except the cul-de-sac shall include provisions for variation of the street tree planter width from a minimum of 4.5' to a maximum of 6' to accommodate larger canopied trees wherever feasible. A portion of the walkway may be located outside the right-of-way, contained within a public sidewalk easement. h. Proposed grades for the rear of all perimeter lots shall be shown unless consistent with the specified pad elevation. Existing grade elevations for the Reso. 94-27 NCS 4 r ;~ 1 adjacent McBail and Wisteria properties shall be shown on the map. 2 Maximum height for all proposed retaining walls shall be indicated for 3 section C-C in this vicinity. 4 5 4. Prior to recordation of the Final Map, a lot line adjustment between the Wisteria 6 and Gatti/Sonoma Parkway Co. properties shall be recorded to achieve the 7 proposed configuration and dimensions shown on the Tentative Map in the vicinity 8 of the Old Ely Road right-of-way. 9 10 5. Abandonment of the Old Ely Road right-of-way shall not occur until satisfactory 11 agreement for the relocation of the existing access road serving the five county 12 residents to the east is reached. However, abandonment of the Old Ely Road right- 13 of-way shall be accomplished prior to recordation of the Final Map for this project. 14 15 6. Quitclaim of the existing access easement for the five county residents east of the 16 Urban Separator shall be required prior to recordation of the Final Map for this 17 project. The developer shall be responsible for submitting documentation of the 18 recorded quitclaim to Engineering staff. 19 20 7. Improvement plans submitted at time of Final Map shall incorporate the following 21 provisions: 22 23 a. Grade transition and drainage information for the proposed Riesling Road 24 extension if implemented. 25 26 b. Grading and drainage information for the relocated temporary access road. 27 28 c. Proposed grade transition adjacent to lots abutting the Gatti remainder lands 29 on the south side of the project. 30 31 d. Accurate representation of the proposed location and detail for the relocated 32 temporary access driveway. Design and width of the driveway access shall be 33 subject to approval of the Penngrove Fire District prior to Final Map 34 recordation to ensure adequate emergency access. 35 36 8. A note shall be included on the Final Map for the project referencing all project 37 approvals and other regulating documents. 38 5 Reso. 94-27 NCS \~ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 9. Notes shall be included on the Final Map referencing disclosure notices which shall accompany the map at time of recordation and describe the following, subject to staff approval: a. Nearby agricultural uses as specified under mitigation measure #4 of Resolution 94-22 N.C.S. b. The public pedestrian access abutting Lots 34 and 35 as specified under Condition 3c above. c. The designated commercial site located to the south of the project site. 10. Any portion of the property affected by the 100 year storm flows shall be identified on the Final Map, with boundaries clearly shown. 11. This project is subject to the allotment schedule adopted under Resolution No. 93- 128 N.C.S., which provides 100 allocations for the Gatti property for the 1994 calendar year. 12. The Tentative Map shall be amended to incorporate all Council and SPARC conditions of approval within 30 days of final SPARC approval of the project or prior to Final Map application, whichever occurs first. All revisions shall meet the specifications of Planning and Engineering staff, and a reproducible copy of the finalized document submitted to the Planning Department prior to recordation of the Final Map. amerres3/tp7 Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to Council of the City of Petaluma at a (Regular) Q~Id~XQI) meeting ,~-'~ on the ..2-tll..-..-•-•-.---... day of ...Fehruar_~r ..................................... 19-9.4., by the . followutg vote: ........ ~_ .. lty Att rney AYES: Nelson, Sobel, Hamilton, Barlas, Shea, Vice Mayor;Read, Mayor Hilligoss NOES.: None r ABSENT: None ATTEST: .- ---- ---• ....................................................................................... City Clerk Mayor Council File ..............°-....-....--°...... 6 CA IO-85 Kes. No...94.-.4.7 ............. N.C.S.