HomeMy WebLinkAboutResolution 92-175 07/20/19921
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Resolution No. 92-175 N C.S.
of the City of Petaluma, California
RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR
GRAYSTONE CREEK (GLENBROOK NORTH), A RESIDENTIAL
SUBDIVISION LOCATED ON ELY ROAD BETWEEN CORONA ROAD AND
SONOMA MOUNTAIN PARKWAY, APN'S 137-070-06, 07, 08, 10 AND 11
WHEREAS, McBail Company, as owner, has filed with this Council a Tentative
Subdivision Map to subdivide land within this City to be known as Graystone Creek
(Glenbrook North) Subdivision, and has paid all required filing fees; and
WHEREAS, the City Engineer, the Planning Director, and the Planning Commission have
examined and reviewed the same as required by law and all reports, recommendations, and
comments thereon have been forwarded to and considered by this Council at its meeting
held on July 6, 1992;
NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds for the Tentative
Subdivision Map as follows:
Tentative Subdivision Map Findings:
1. The proposed subdivision, as conditionally approved, together with provisions for its
design and improvement, is consistent with the General Plan and Corona/Ely
Specific Plan objectives, policies, general land uses and programs.
2. The site is physically suitable for the type and density of single-family and high
density residential development proposed, as conditionally approved.
3. The design of the subdivision and the proposed improvements, as conditionally
approved, will not cause substantial environmental damage, anal no avoidable injury
will occur to fish and/or wildlife or their habitat.
Res. No.....~.2.-..1..7.5.... N.C.S.
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1 4. The design of the subdivision and the type of improvements proposed will not
2 conflict with easements, acquired by the public at large, for access through or use of
3 property within the proposed subdivision.
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5 5. The discharge of waste from the proposed subdivision into the existing community
6 sewer system will not result in violation of the existing requirements prescribed by
7 the Regional Water Quality Control Board.
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9 BE IT FURTHER RESOLVED, based on the findings set forth above, that the above
10 referred-to Tentative Subdivision Map, be and the same, are hereby approved, subject to
11 the conditions set forth below and incorporated herein as follows:
Tentative Subdivision 1VIap Conditions:
1. The subdivider shall comply with the following requirements of the City Engineer:
a. If Ely Road improvements fronting this development have not been funded
by the assessment district or other mechanism, this development shall be
required to install full 1/2 street improvements (21 feet from center line to
face-of-curb) and a 5 foot sidewalk plus an additional 12 foot travel lane and
a 5 foot bike path along the southerly side of this 1/2 street improvement
with the first phase of development.
b. The proposed box culvert at Corona Creek on Ely Road shall be designed
and constructed to accommodate the ultimate Ely Road width of 42 feet
face-of-curb to face-of-curb plus 5 foot sidewalk each side.
c.
1. If Parcel "A" (school site) is shown as a legal lot with any Final Map,
"A" Street from "B" Street to Ely Road and "B" Street shall be
designed (as specified in Condition 3c), bonded and dedicated.
Construction shall occur with the fourth Final Map or upon
acceptance of Parcel "A" by the school whichever comes first. The
developer shall enter into a separate .subdivision agreement which
shall specify the actual time of construction.
92-175 N.C.S. 2
2. If the urban separator is dedicated and/or if Parcel "B" (school site) is
shown as a legal lot with the first Final Map, "A" Street from "B"
Street to Ely Road, "B" Street from the easterly property line of this
development to its intersection with "E" Street, and "E" Street, shall be
designed as specified in Condition 3c, bonded and dedicated with the
first Final Map. Construction shall occur with the second Final Map
or upon acceptance of Parcel "B" by the school, whichever comes first.
The developer shall enter into a separate subdivision agreement
which shall specify the actual time of construction. Phase 2 shall be
modified to include E Street from B Street to Ely Road.
3. The following street section (face-of-curb to face-of-curb) shall be
required: "A" Street from "B" Street to Ely Road and "B" Street shall
be 48 feet face-of-curb to face-of-curb to permit one travel lane, one
bike path and one parking lane in each direction. If the sidewalk is
located outside right-of-way, it shall be contained within a public
access easement. Please note: "B" Street adjacent to the urban
separator and Parcel "B" shall be widened to accommodate this
required street section.
d. Bus pull-ins shall be installed along Ely at "E" Street to the satisfaction of the
Transit Coordinator.
e. Although "E" Street meets minimum street radius standards, there is concern
regarding motorist crossing the centerline to avoid serpentine street layout.
This may present problems in the future, therefore it is recommended larger
radii be used to smooth the curvature of the street.
f. Corona Creek shall be improved with the first final map for this
development. Channel improvements shall be designed and constructed to
the satisfaction of Sonoma County Water Agency and the City staff. The
developer's engineer shall verify these improvements shall not adversely
effect flooding on other properties.
g. The intersection of "A" Street and Ely Road shall line up with the proposed
street improvements adjacent to the City property Parcel "D", AP No. 137-
92-175 N.C.S. 3
060-59 as shown on the tentative map. This may require shifting "A" Street
as necessary to comply with this condition.
h. A 10' PUE shall be dedicated adjacent to all public right-of-ways.
i. The existing access easement serving the De Costa parcels and Harriott
along the North Ely property line of the school site and Parcel "D" shall
remain until such time as an alternate access is provided.
j. Access to the school sates and urban separator shall be via "B" Street. The
developer shall quitclaim all interest in the existing 18-foot access easement
running through the proposed properties (prior to acceptance by the City) as
it is no longer needed for access.
k. Signing and striping shall conform to City Standards -specifically all
designated bike routes.
1. Stop signs shall be installed at the intersections on "B" Street at Ely, "G"
Street at "B" Street, "F" Street at "B" Street, "F" Street at "G" Street, "E" Street
at "B" Street, "E" Street at Ely, "G" Street at "E" Street, both ends of the
unnamed street between lots 50, 51, 58 and 59, "D" Street at "C", "C" Street at
"A" Street, "A" Street at "B" Street and "A" Street at Ely.
m. The developer shall comply with the Petaluma Municipal Code Section
20.36.010 and 20.36.020 which require the developer to pay storm drainage
impact fees (as calculated in Chapter 17.30) on construction in all sections of
the City of Petaluma.
n. This development shall comply with all recommendations as stated in the
soils report for this project.
o. 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.
92-175 N.C.S. 4
p. A private storm drain maintenance agreement between. lots served by any
such system shall be submitted in a recordable form. This agreement shall
also specify timing of maintenance and be in a form acceptable to the City
staff, and recorded concurrent with the final map.
q. All street lights within this development shall have Corona/Ely standard
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.
r. Water pressure calculations shall be required for this development verifying
the system adequacy for fire flows and domestic service. (This item shall be
verified concurrent with improvement plan review).
s. The storm drainage outfall shall be designed in accordance with Sonoma
County Water Agency.
t. This development shall be required to contribute to the City's Major Traffic
facilities fee.
u. All overhead utilities fronting or traversing the site, 12KV or less, shall be
underground.
v. All grading and erosion control shall conform to the City's Erosion Control
Ordinance 15.76.
w. A one foot non access easement shall be required along Corona Road
adjacent to the school site, Parcel "A".
x. Temporary turnarounds shall be constructed at the ends of "C" and "A"
Streets with Phase 1 as required by the Fire Marshal.
y. Temporary emergency access connecting "C" Street to Ely Road shall be
installed adjacent to Lot 7 with Phase 1. This access shall be abandoned
when improvements to Phase 2 are constructed.
92-175 N.C.S. 5
F.
2. The following requirements of the Chief Building Official shall be met:
a. Demolition permit to be obtained prior to removal of any buildings.
b. Permit to be obtained from Sonoma County Health Department prior to
abandonment of any existing wells or septic systems.
3. The following requirements of the Fire Marshal shall be met:
a. Additional fire hydrants in Phases 3 and 4 as determined by Fire Marshal.
b. Provide fire suppression .system at normal sources of ignition. These areas
are specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
fireplaces and in attic areas at vents and chimneys for these appliances and
equipment.
c. All roofing material shall have a Class "B" rating or better, treated in
accordance with the Uniform Building Code Standard 32.7.
d. All roof. covering materials applied as exterior wall covering shall have a fire
rating of Class "B", treated in accordance with UBC Standard 32-7, as per
Ordinance 1744 City of Petaluma.
4. The following requirements of the Public Works Department shall be met:
a. Sanitary main in Ely Road shall be increased to 10".
5. The following requirements of the City Transit Coordinator shall be met:
a. Bus pullout and shelter to be installed along Ely Road north of E Street,
designed in conformance with City Standards and the Americans with
Disabilities Act. Minimum 10' width for bus pullout and 7' sidewalk width
shall be required.
92-175 N.C.S. 6
1 6. Minimum point setbacks shown on the tentative map shall be amended as follows to
2 permit additional flexibility for placement of units on lots:
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4 front: 10' side entry garage
5 18' face of garage to back of walk
6 Side: 3'
7 Rear: 10'
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9 7. Street section for Ely Road shall reflect a meandering 5' sidewalk located in the 19'
10 landscape area between the curb and perimeter wall except adjacent to the bus
11 shelter (where sidewalk shall be contiguous to the curb).
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13 8. Dedication of the Urban Separator, Corona Creek area, and the affordable housing
14 site shall occur in conjunction with the first Final Map recorded for the subdivision.
15 Developer shall be responsible for maintenance of these areas, until change of
16 ownership is recorded. Existing buildings, wells, septic systems, and other structures
17 shall be removed prior to dedication of these public areas and the school sites,
18 subject to the specifications of City and school district staff.
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20 9. Developer shall install all right-of-way improvements adjacent to the affordable
21 housing site to include curb, gutter, sidewalk, street lights, utility stub-outs, and
22 perimeter wall at time of installation of adjacent street improvements.
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24 10. All improvements proposed or required in the Urban Separator and along school
25 site frontages shall be installed prior to issuance of the first Certificate of Occupancy
26 for the adjacent phase of development. The B street stub into the Gatti property
27 shall be installed with the second phase of development.
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29 11. The subdivider shall comply with requirements of the public utility agencies and the
30 City Department of Public Works, prior to Final Map approval.
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32 12. The Tentative Map shall be amended within 45 days of City Council approval and
33 prior to SPARC application of the project to reflect all applicable modifications
34 required under the PUD Conditions of Approval. Said map amendment shall meet
35 specifications of the City Engineer and Planning Director and shall also incorporate
36 any SPARC conditions of approval pertinent to the map.
92-175 N.C.S. ~
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13. This development shall be subject to all appropriate development fees, and on and
off-site improvements as set forth within the adopted Development Agreement or
any subsequent amendment thereto.
14. Any labeling errors or other erroneous information appearing on the map,
development or landscape plans shall be corrected prior to Final Map approval.
15. Parcels for the elementary and junior high school sites shall be created with the first
Final Map for the project.
a. An Offer of Dedication to the Waugh School District for the elementary
school site shall be made by the Developer as part of the Final Subdivision
Map for Phase 4 of the project, which is intended to be the subdivision of
that project land abutting the school site. City understands that there is an
existing private agreement between the Waugh School District and McBail et
al containing terms and conditions pertaining to the purchase of the site for
school purposes, and City agrees that the requirement to offer the land for
dedication shall not be interpreted to take precedence over or in any way
prejudice the terms and conditions of that agreement. City further
understands that Developer may convey the elementary school site parcel to
the Waugh School District at any time following the recorded parcelization
of the site based upon the terms of the agreement.
b. The junior high site shall be considered reserved to permit the Petaluma
School District and the Developer the opportunity available to them under
the provisions of the Map Act to determine the .feasibility of developing, and,
consequently, acquisition or rejection of, the site.
resGray2 /council-8
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_...~_-___Ap roved as to
Council of the City of Petaluma at a (Regular) (1~id~D~~1~ meeting !-'
on the --...._.20 th..... day of ...........July-----• .....................:......... 19-.-9 ? by the
following vote: ~-•-• --- = -•--- ---- - •-----------•
' ty Attorney
AYES: Read, Davis, Nelson, Vice Mayor Cavanagh, Mayor Hilligoss
NOES: None
ABSENT: Woo ey, Sobel
City Clerl. ~~~~ Mayor
Council Fil .-+~.-... TT.
CA l0-HS ~ Res. No. .... ~. G.. .1. ~. ~... N.C.S.
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