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HomeMy WebLinkAboutResolution 1999-013 RESOLUTION NO. 1999-013 A RESOLUTION OF THE COUNCIL OF THE CITY OF ATASCADERO APPROVING TENTATIVE PARCEL MAP #97003 (Tract 2271) SUBDIVIDING RESIDENTIAL PROPERTY AT 3900 TRAFFIC WAY (TTM#97003;Midland Pacific Corporation) WHEREAS, Midland Pacific Corporation requested approval of a Vesting Tentative Tract map to subdivide a 142 acre site located at 3900 Traffic Way into 122 single family residential lots, one (1)remaining residential lot and eight(8) open space lots; and WHEREAS, the site is to be rezoned to Residential Single Family (RSF-Y) wherein the zoning of the site allows for the uses and densities proposed; WHEREAS, the proposed project is in conformance with the Land Use Element of the General Plan and all other applicable General Plan policies; and WHEREAS, the proposed project, as conditioned, and subject to said rezoning is consistent with the Zoning Ordinance, Subdivision Ordinance and all other applicable codes, ordinances and standards; and WHEREAS, the Planning Commission conducted a public hearing on the tentative tract map application on January 19, 1999 and made no recommendation on the tentative map; and WHEREAS, the City Council conducted a public hearing on the tentative tract map application on February 9, 1999 and accepted testimony, both written and oral, on the merits of the subdivision proposal. NOW, THEREFORE, SECTION 1. Statement of overriding considerations. The City Council hereby adopts the following statement: The project will provide housing opportunities different from that offered elsewhere in the community, in that it will a) offer clustered home sites along with large open space and recreational parcels, encouraging development of a sense of neighborhood, b) offer moderate housing that should appeal to young families and empty-nesters, and c) offer needed housing at a low cost to the City compared to conventional development under existing zoning. The project will be compatible with the surrounding neighborhood and is appropriate for the site. These benefits outweigh the policy of reducing or avoiding significant environmental impacts on loss of agricultural land and on air quality. SECTION 2. Findings. The City Council hereby makes the following findings: 1. The proposed subdivision, as conditioned, is consistent with the General Plan and applicable zoning requirements. Resolution 1999-013 Page 2 of 2 2. The design and improvement of the proposed subdivision is consistent with the General Plan and applicable zoning requirements. 3. The site is physically suitable for the type and density of development proposed. 4. The design and improvement of the proposed subdivision will not cause substantial environmental damage or substantially and unavoidably injure fish and wildlife or their habitat. 5. The design of the subdivision will not conflict with easements acquired by the public at large for access through, or the use of property within, the proposed subdivision; or substantially equivalent alternative easements are provided. 6. The proposed subdivision design and type of improvements proposed will not cause serious public health problems. SECTION 3. Approval. The City Council does hereby approve Tentative Tract Map #97003 for the division of a 142 acre site located at 3900 Traffic Way into one hundred twenty two (122) single family residential lots, one (1) remaining residential lot and eight (8) open space lots as shown on Exhibit A subject to the Conditions of Approval shown in Exhibit B. On motion by Council Member Arrambide and seconded by Council Member Clay, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Council Members Arrambide, Clay and Mayor Johnson NOES: Council Member Luna ABSTAIN: Council Member Lerno ADOPTED: February 9, 1999 ITY A AS ERO, CA Ray ohn on, ayor ATTEST: bM,!�)2- 1 Marcia M. Torgerson, Cit Clerk Approved as to form: - U6� 104 Roy A anley, ity Attorney • o A 1911 1 o a7a7 CADF� EXHIBIT A RESOLUTION 1999-013 TENTATIVE TRACT MAP 97003 1•l•.•f pMp �„ pa ... nn.r..rr.ppnrrew.•e•.e.er.e..rws.nn � :t rt� r.l : >:� .;i .tt •t, •tt .;� .t! .t,i et I v 9 • � ••i !.'� �•?'' � �%:c-- j_ _t t .i. _i_ _C - :�:.•_ t _i •., '•� pRNASr•rrtp '11� -t; i ,r .t a It `GYM ...�"`�y`n/f`•t� � ��^.. / ',/s i •� '� .iii .., , .y t_.J", _ 'i,. •. ., y: ' >�.J, ,if, •;`-. Ilk 1% r Y`�.c'' ,1�i t!. •tit• t t,J..i , n1G.oeI / .`t`t t fivttR• •� i.l'l•.!. _� ( "r.1.:itt(t ,�: "na4i.`r :ir,; ir' � it{(�,�c. r...r'41% `...�..�, r, I t; tit t• tt I I , �. I tttl tr■ •. .��- 1tt •t �•t :a , _ -� -�_ __ � .1_` Ql.::_ e /�t�,,�/ '- !!I C.)III f` _ � ----� J'- � ' •.�.,j!�� •ia III1--,�P � + t " �r...,.e-- �_ qhs ,,,� I >��j�C�Yr• .... r__ �,: _=--__-= —_����.._rrenr�-way= ;=- n�. �'` "j► Nk, Pat�e SOURCE: APPLICANT Resolution No. 1999-013 Exhibit B Tentative Tract Map#97003 3900 Traffic Way(Tract 2271) Conditions Engineering Division Conditions 1. All public improvements, drainage improvements, on-site road improvements and sewer improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer. 2. The applicant shall enter into a Plan Check/Inspection agreement with the City. Prior to recordation of the final map, all outstanding plan check/inspection fees shall be paid. 3. The applicant shall obtain an encroachment prior to commencing work within existing rights- of-way. 4. The applicant shall submit a preliminary soils report for the property to determine the presence of expansive soil or other soil problems. The report shall make recommendations regarding grading of the proposed site. A final soils report shall be submitted by the soils engineer prior to the final inspection. The report shall certify that all grading was. inspected and approved and that all work done is in conformance with the plans and the preliminary report. 5. A statement shall be placed on the final map that notes that a soils report has been prepared for the subdivision. The statement shall provide the date the report was prepared along with the name and address of the soils engineer or geologist who prepared the report. 6. All public improvements or improvements in the public right-of-way shall be secured with a 100% performance guarantee and a 50% labor and materials guarantee until the improvements are accepted as substantially complete by the City Engineer. ,Prior to the final inspection of the improvements, and before the other guarantees mentioned in this condition are released, a 10% maintenance guarantee shall be posted to cover the improvements for a period of 1 year from the date of the final inspection. The guarantee amounts shall be based on an engineer's estimate submitted by the project engineer and approved by the City Engineer. The estimate shall be based on City standard unit prices. The guarantees posted for this project shall be approved by the City Attorney. 7. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. The applicant shall install all final property corners and street monuments, or bond for them,prior to acceptance of the improvements. 8. The applicant shall submit a written statement from a registered civil engineer certifying that all work shown on the plans has been completed and is in full compliance with the plans accepted by the City and the Uniform Building Code (UBC)prior to the final inspection. 9. The applicant shall submit written certification that all survey monuments have been set as shown on the final map prior to the final inspection. 1.0. All existing and proposed utility, pipeline, open space, or other easements are to be shown on the final map. If there are building or other restrictions related to the easements, they shall be noted on the final map. 11. A final map drawn in substantial conformance with the approved tentative map and in compliance with these conditions of approval shall be submitted for review and approval in conformance with the Subdivision Map Act and the City's Subdivision Ordinance prior to recordation. The map shall be signed by the City Engineer prior to it being placed on the agenda for City Council acceptance. 12. Monuments shall be set at all new property corners. A registered civil engineer or licensed land surveyor shall indicate, by certificate on the final map, that corners have been set or will be set by a date specific and that such monuments will be sufficient to enable the survey to be retraced. 13. The applicant shall submit a preliminary subdivision guarantee for review in conjunction with the processing of the final map. 14. A black line clear Mylar (0.4 mil) copy and a blue line print of the tract map shall be provided to the City upon recordation. 15. A Mylar copy and a blue line print of as-built improvement plans, signed by the registered engineer who prepared the plans shall be provided to the City Engineer prior to the final inspection. 16. The applicant shall have the tentative map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company which indicates their review of the tentative map. The letter shall identify any new easements which may by required by the utility company. New easements shall be shown on the final map. The letters from the utility companies shall be submitted to the City prior to recordation of the final map. 17. The applicant shall be responsible for the relocation and/or alteration of existing utilities. 18. The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. 19. The applicant shall submit a composite utility plan signed by a representative of each public utility and the Atascadero Mutual Water Company. The composite utility plan shall also be signed by the City Chief of Wastewater Operations. 20. The applicant shall pay all sewer annexation fees prior to recordation of the final map. 21. The applicant shall design and construct upgrades to Pump Station #5 required to accommodate existing wet weather flows plus the increased flow generated by the subdivision. The upgrades shall be constructed prior to recordation of the final map. The applicant shall enter into an agreement with the City to fund a pro rata share of the improvements to Pump Station #5 prior to recordation of the final map. The form and content of the agreement shall be reviewed and approved by the City Attorney and the City Engineer. The applicant's pro rata share shall be based on the anticipated average daily dry weather flow generated by the subdivision divided by the existing average daily dry weather flow to Pump Station#5. 22. The minimum size of the sewer gravity mains shall be eight inches or as directed by the.City Engineer. The wet well for the sewer lift station and the force main required to serve the subdivision shall be designed to handle a one hundred gallon per minute flow or as directed by the City Engineer. The sewer lift station, force main and other sewer facilities within the subdivision shall be privately owned and maintained. Grading and Drainage Improvements 23. Drainage shall cross lot lines only where drainage easements have been provided. Drainage from off-site areas shall be conveyed across the project site in drainage easements. 24. The applicant shall limit storm water discharge from the developed site to the design capacity of the downstream drainage improvements. The applicant shall demonstrate that the design capacity of the downstream drainage improvements, or natural watercourses, can adequately convey the total flow of storm water from the fully developed watershed plus the developed project site without adversely affecting other properties. 25. The applicant shall submit a grading and drainage plan, prepared by a registered civil engineer, for review and approval by the City Engineer prior to recordation of the final map. 26. The applicant shall show both the pre-developed and post-developed 100-year limits of inundation on the grading and drainage plan. Drainage calculations in conformance with Section 5 of the City Standards shall be submitted for review and approval by the City Engineer prior to recordation of the final map. Road Improvements 27. The applicant shall submit road improvement plans prepared by a registered civil engineer for review and approval by the City Engineer prior to recordation of the final map. Road improvement plans shall conform to the requirements of the City Standard Specifications, Section 2 - Preparation of Plans. R-value testing shall be done, and the pavement section designed by a registered civil engineer to the satisfaction of the City Engineer. Offsite improvements shall be required reflecting approval of a single point of access at the northerly end of the subdivision. Road improvements shall include, but not be limited to the following: A. A northbound right-turn lane with a storage length of at least one hundred twenty five feet shall be constructed on Traffic Way at its intersection with Chico Road or as directed by the City Engineer. B. A southbound left-turn lane with a storage length of at least seventy five feet and a four- foot-wide decomposed granite walkway shall be constructed on Traffic Way at its intersection with Chico Road or as directed by the City Engineer. C. Drainage improvements shall be constructed to eliminate the existing localized flooding which occurs on Traffic Way at its intersection with Chico Road. D. Chico Road shall be fully improved from the subdivision's northerly access to Traffic Way in conformance with City Standard Drawing No. 403 (Rural Collector), or as directed by the City Engineer. E. Private on-site streets shall be constructed in conformance with City Standard Drawing No. 403 (Rural Collector) or as directed by the City Engineer. Fifty-foot wide road easements shall be provided for all on-site streets. f F. Private on-site cul-de-sacs shall be constructed in conformance with City Standard Drawing No. 415 (Typical cul-de-sac, Urban) or as directed by the City Engineer. Road easements in conformance with City Standard Drawing No. 415 shall be provided for all cul-de-sacs. G. The applicant shall provide private slope easements as needed to accommodate cut or fill slopes for the private, on-site roads. The, applicant shall provide public slope easements as needed to accommodate cut or fill slopes for the public improvements required by these conditions of approval. H. The applicant may be required to overlay existing pavement in order to remedy an inadequate structural section or to remedy a deteriorated paving surface. Transitions shall be constructed where required to achieve a smooth join with existing improvements, I. The applicant shall install all street name, traffic signs, traffic striping and pavement marking as directed by the City Engineer. J. The applicant shall install a streetlight at the intersection of the project access with Chico Road. 28. The at-grade railroad crossing on Chico Road shall be improved to conform with the improvement of Chico Road to City Standard Drawing No. 403 (Rural Collector) or as directed by the City Engineer. The railroad crossing improvements shall be reviewed and approved by the Public Utilities Commission (PUC) and Union Pacific Railroad (UPRR). The applicant shall submit evidence that the PUC and UPRR have reviewed and approved the improvements to the existing at-grade railroad crossing. 29. The,applicant shall acquire title or interest in any offsite land that may be required to allow access to the subdivision and construction of the offsite improvements required by these conditions of approval. The applicant shall bear all costs associated with the acquisitions. The applicant shall gain concurrence from all adjacent property owners whose ingress or egress is affected by construction of the improvements required by these conditions of approval. Phasing Maintenance Agreements, Revised Tentative Map 30. The applicant shall submit a revised phasing plan for review and approval by the Community Development Director and the City Engineer prior to recordation of the final map. The applicant shall construct all improvements necessary to serve each phase of the subdivision as determined by the City Engineer and the Community Development Director. 31. The applicant shall construct a temporary turn-around at the terminus of all streets which are constructed in phases and exceed one hundred and fifty feet in length. The turn-arounds shall be constructed in conformance with City Standard Drawing No. 430 (Fire Access Standards). The turn-arounds shall have an all-weather surfacing. 32. The applicant shall submit agreements for the maintenance of all private roads, sewer facilities, drainage facilities and other common-use facilities. The agreements shall be reviewed and approved by the City Engineer and the City Attorney. Recorded copies of the agreements shall be submitted to the City prior to recordation of the final map. 33. The applicant shall submit a revised tentative map which correctly indicates the subdivision boundary and includes the legal description of all property within the subdivision. Community Development Department 34. The final map shall be in conformance with the conditions of Planned Development Overlay Zone No. 14 and access shall be provided through Chico Road only, with emergency access only from Hidalgo Avenue. The emergency access is to be for the benefit of both the project and the River Gardens neighborhood. 35. Construction activities on-site shall be in conformance with the mitigation measures contained in the Final EIR related to air quality and noise. 36. A reflectorized house number master sign system shall be installed at all street intersections and an individualized reflectorized address sign shall be placed on the right hand side of each residence. 37. Water supply mains and fire hydrants shall be designed, installed and tested and approved by the Water Company and the Fire Department. 38. Exterior fencing shall be consistent throughout the project. Design and appearance of fences or walls shall be compatible with the design of the dwellings. Fencing of the individual parcels shall not extend into the front setback beyond the front of the individual residence. 39. Tree protection/mitigation plans shall be reviewed and approved prior to the issuance of permits. Final utility plans shall eliminate trenching within the dripline. of native trees by locating all utility lines away from such trees and driplines. 40. Open spaces and common areas shall be planted with drought tolerant landscaping and shall include the planting of native trees, as defined in the City's Native Tree Ordinance. 41. A landscaping plan shall be submitted and approved by the Community Development Department for all-open space and common areas. 42. General Plan Amendment 97001 and Zone Change 97002 shall be approved and effective prior to the recordation of the map. 43. This tentative map approval shall expire two (2) years from the date of final approval unless an extension of time is granted pursuant to a written request received proper to the expiration date. 44. The project design and construction activities shall incorporate the findings and recommendations of the Phase 2 Archeology report dated September 1998. 45. All construction activity shall be in conformance with the building standards and regulations (Uniform Building Code) in effect at the time plans are reviewed and approved. 46. Improvements to Hidalgo Avenue and adjacent property, for the purposes of establishing an emergency access to the property, shall be the minimum required for adequate emergency access, to the approval of the Fire Department. The improvements shall be designed to change the appearance of the road and residential property as little as possible. The private property to be used for emergency access shall continue to be privately owned and access shall be restricted by deed to emergency use only. This access shall be controlled and maintained by the Lakes Homeowners' Association. The form of the deed and access control documents shall be in a form approved by the City Attorney. 47. The applicant shall pay to the City a lump sum of$122,000, prior to the commencement of construction of phase four of the development, for road improvement purposes. The funds shall be used by the City to improve Traffic Way between San Jacinto Avenue and Chico Avenue to rural collector standards or as approved by the City Engineer.