HomeMy WebLinkAboutR-8574 Approving Tentative Map for Tract 127-95, Fuller and GoldenrodRESOLUTION NO. 8574 (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE TENTATIVE MAP FOR TRACT 127 -95,
SUBDIVIDING A 14 -ACRE SITE INTO 44 RESIDENTIAL PARCELS
AND SEVERAL OPEN SPACE AND DRAINAGE LOTS,
ON A TRIANGULAR SITE EAST OF AND BETWEEN
FULLER ROAD AND GOLDENROD LANE
(Tract 127 -95: County file # TR 2211)
WHEREAS, the Planning commission conducted public hearings on May 8 and June 26, 1996
and recommended approval of Tentative Tract Map 127 -95; and
WHEREAS, the City council conducted a public hearing on July 23, 1996 and has considered
testimony of other interested parties, the records of the Planning Commission hearing and action, and
the evaluation and recommendation of staff, and
WHEREAS, the City Council finds that the proposed subdivision is consistent with the
General Plan, the Edna -Islay Specific Plan, the Zoning Regulations, and other applicable City
ordinances; and
WHEREAS, the City Council has considered the draft Negative Declaration of environmental
impact with mitigation as prepared by staff and reviewed by the Planning Commission;
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis Obispo as
follows:
SECTION 1. Findings. That this council makes the following findings:
The design of the tentative map and proposed improvements are consistent with the general
plan and the Edna -Islay Specific Plan.
2. The site is physically suited for the type and density of development allowed in the R -1 -SP
zone.
3. The design of the subdivision and the proposed improvements are not likely to cause serious
health problems, substantial environmental damage or substantially and unavoidably injure
Ash or wildlife or their habitat.
4. The design of the subdivision or the type of improvements will not conflict with easements
for access through, or use of property within, the proposed subdivision.
5. An 'initial study of environmental impacts was prepared by the Community Development
Depamnent on May 6, 1996, that describes environmental impacts associated with the subdivision
map. The Community Development Director; on May 6, 1996, reviewed the environmental initial
study and recommended a Negative Declaration, with mitigation, of environmental impact. The
R -8574
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Resolution no. 8574 (1996 Series)
Tract 127 -95 (County file # Tr 2211)
Page 2
initial study concludes that the project will not have a significant adverse impact on the
environment, and the City Council hereby adopts the Negative Declaration with Mitigation and
finds that the Negative Declaration with Mitigation reflects the independent judgement of the City
Council.
SECTION 2. The tentative map for Tract 127 -95 (County File no. Tract 2211) is approved
subject to the following mitigation measures,. conditions, and code requirements:
Environmental mitigation measures:
1. The project must include easements or land dedications for bikeways and walkways to provide
residents with a means to move about their neighborhood without automobiles.
2. The local transit authority (SW Transit) must be contacted to assure adequacy of transit stops
in the area. If another stop is needed to serve this development, the developer will be required
to install or fund a shelter or other needed improvement.
3. The bicycle path along the creek shall be designed in accordance with standards in the Bicycle
Transportation Plan.
4. The existing vegetation barrier shall be maintained along the top of bank of the southerly creek,
and a setback of at least 20' beyond that. riparian edge shall be included in proposed lot D, to
provide adequate buffer area between habitat area and residential lots. (note: shown on map.)
5. Lots B and C on the tentative map shall include a minimum 20' buffer area beyond the top of
bank or the edge of riparian vegetation, whichever is greater. This buffer area shall be planted
with native riparian plants appropriate for the type creek and location, to the approval of the
Community Development Director.
6. Potential owners of these lots will be informed of the existence of the high - pressure gas line
on the property by a recorded documents, written to the approval of the Community
Development Director. Signage shall be placed near the location of the gas line, to inform
anyone nearby of the danger, to the approval of Southern California Gas Co.
7. Eventually, a new gravity sewer will have to be constructed down Tank Farm Road, relieving
the lift station. The developer will be expected to contribute to the cost of this new sewer, to
the approval of the Utilities Director.
Conditions.
Public Right -of -Way
1. Off -site dedication of property for public right-of-way purposes is required to facilitate full
street improvements for Fuller Road between the existing end of Fuller Rd. to the westerly
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Resolution no. 8514 (1996 Series)
Tract 127 -95 (County file # Tr 2211)
Page 3
tract boundary. The subdivider shall exhaust all avenues available to acquire: said right -of -way
dedication. If the subdivider cannot obtain the property as public right -of =way, the City
Council must lend the subdivider its powers of condemnation to acquire the off -site right-of-
way dedication, including any necessary slope and drainage easements, or be willing to waive
the condition. If condemnation is required, the subdivider shall pay all costs associated with
the off -site right -of -way acquisition, including attorney and court costs.
2. Vehicular access rights at the westerly end of Fuller Road shall be dedicated to the City.
3. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree
easement along all public street frontages, to the satisfaction of the City Engineer and public
utility companies.
4. All streets shall be designed with the structural street sections using a TI =5.5.
Water, Sewer & Utilities
5. Sewer lift station charges, as determined by the Utilities Engineer, shall be paid prior to
recordation of the final map
6. The final grades and alignments of all public water, sewer and storm drains (including service
laterals and meters) are subject to change to the satisfaction of the City Engineer and Utilities
Engineer.
7. The City will participate in any line up- sizing of public water mains (increases above the size
required to provide fire flow or the City's 8" minimum, whichever is larger).
8. Lots 27 and 28 shall have individual sewer laterals extending to the public sewer main in
Goldenrod. The public sewer main shall not be extended into Lot 27.
9. The off -site gravity sewer main within fuller Rd;. shall be located within a 15' wide public
sewer easement, to the satisfaction of the Utilities Dept: and Public Works Dept. Any
additional costs associated with increases to the sewer main size, above and beyond what is
required, shall be reimbursed in accordance with City policies. The developer is entitled to
.reimbursement for off -site sewerline improvements in accordance with the City's subdivision
regulations.
10. The "subdivider shall dedicate a 20' -wide easement over the existing Southern California Gas
Company's 16" High Pressure gas main or relocate the main into the public street right -of -way
within the subdivision. If the gas main is not relocated_ the easement shall be adjacent to and
contiguous with the southwesterly tract boundary, to the satisfaction of the Southern California
Gas Company ( "gas company "). Said easement shall preclude fencing, grading, posts,
structures, new trees or shrubs within the easement area unless specific written permission
from the gas company has been received and a separate document that provides disclosure to
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Resolution no. 8574 (1996 Series)
Tract 127 -95 (County file # Tr 2211)
Page 4
future property owners, satisfactory to the gas company and the Public Works Department, has
been executed and recorded with the County Recorder.
Grading & Drainage
1.1. The subdivider shall provide the City Engineer with a detailed hydraulic analysis which
indicates the effects of the proposed development on adjacent and downstream properties.
The existing public and private drainage facilities. and creek capacities in order to provide
design criteria that meet City standards. The proposed development shall not create a.
situation which increases flooding potential downstream.
The subdivider shall identify any areas within the project subject to inundation during a 100 -yr
storm and process and complete a Federal Emergency Management Agency Letter of Map
Revision (LOMB) to include this property on the City's Flood Insurance Rate Mao prior to
final acceptance of the development, to the satisfaction of the City Engineer.
12. Any lots subject to flooding during a 100 -yr storm shall be graded to provide minimum pad
elevations at least 1 foot above the 100 -yr storm elevation, to the satisfaction of the City
Engineer. The areas subject to flooding shall be noted on the final map.
13. All bridging, culverts and modifications to the existing creek channels must be in compliance
with the City's Flood Management Policy Book (specifically regarding clear spanning of
creeks, etc..) and approved by the City Engineer, Corp of Engineers and Fish & Game and
must meet City standards and policies.
14. Any necessary clearing of existing creek and "drainage channels, including any tree pruning or
removals, and any necessary erosion repairs shall be done to the satisfaction of the City
Engineer, Corp of Engineers and the Dept. of Fish & Game.
15. All lots shall be graded to preclude cross-lot drainage, to the satisfaction of the City Engineer..
16. The modified detention basin - community garden is to be owned and maintained by the
homeowners' association in accordance with the Edna -Islay Specific Plan. Maintenance
reports must be submitted to the Public Works Department by the association yearly, at a time
and in aformat acceptable to the Public Works Department.
Transportation
17. Bike path improvements shall be consistent with the Edna -Islay Specific Plan and the existing
bike path improvements for Tract 1750. The bike path shall be owned and maintained by the
Homeowners' Association.
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Resolution no. 8574 (1996 Series) .
Tract 127 -95 (County file # Tr 2211)
Page 5
Open Space and Trees
18. Lots B, C, and D shall be dedicated to the City for open space purposes.
19. Homes shall be designed for lots 39 through 40 that minimize the removal of existing.trees on
these lots. Those trees that are removed must be replaced at a 1:1 ratio with native trees,
elsewhere on site to the approval of the Community Development Director.
Creeks and Turtles
20. A pre- construction clearance survey shall be conducted within the creek on site and within the
area between the two creeks. The survey shall be conducted by a qualified. biologist prior to
ground disturbance to assure that turtles are not present within the construction zone. If turtles
are found, the turtles shall be moved out of the construction zone and placed in a safe,, suitable
habitat within the lower creek:
21. All residents should be discouraged from using invasive non- native plants in the landscaping
of areas adjacent to natural areas, particularly along the creek.
22. Riprap shall not be used within the creek unless permanently backfilled with soil or grouted.
Turtles may become trapped and perish in the spaces between the rocks. Where riprap is
backfilled with soil, the ,riprapped areas shall be. planted with native plants capable of
stabilizing the soil with dense root systems. Plants native to the project area that would be
appropriate include yarrow (Achillea species), virgin bower (Clematis species); and California
blackberry (Rubus ursinus). The planted riprapped areas shall be maintained for a minimum
of five years to assure that storm flows have not removed the soil and to replant stabilizing
vegetation as needed. In the event that excessive erosion of the soil continues to occur, the
riprapped areas shall be grouted.
23. An educational brochure or other materials shall be provided to each of the households within
the development that will provide inforrnation.regarding the correct procedures for protecting
the turtles. (Such information should be reviewed by a qualified biologist for accuracy.)
Background information may be obtained from the Final Report of the Arbors at Islay Hill
Southwestern Pond Turtle Study, Hunt and.Bowland, March 1995.
24. A specific contact person shall be designated, either a resident within the development or
someone within an appropriate'governmental agency. The name and telephone mirriber of the
contact person should be provided to all residents of the development, and included in the
educational information and on any signs regarding the turtle habitat. The contact person
should be encouraged to maintain.records of turtle sightings, including the specific location
and circumstances of the sightings and explanation of what, if any, action was taken. Turtle
harassment must be reported to eh California Department of Fish and Game.
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Resolution no. 8574 (1996 Series)
Tract 127 -95 (County file # Tr 2211)
Page :6
Miscellaneous
25. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc..., shall be
tied to the City's Horizontal Control Network At least two control points shall be used and
a tabulation of the coordinates shall be submitted with the final map or parcel map. All
coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer
floppy disk, containing the appropriate data compatible with AutoCAD (Digital Interchange
Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the
City Engineer.
26. The final map, public improvement plans and specifications shall use the International System
of Units (metric system). The English System of Units may be used on the final map where
necessary (e.g. - all record data shall be entered on the map in the record units, metric
translations should be in parenthesis), to the approval of the City Engineer.
27. All development of this site:.shall be consistent with the Edna -Islay Specific Plan, except as
approved by the City Council.
28. To the maximum extent feasible, all construction traffic shall be routed through Fuller Road,
except when physically impossible. Signs shall be installed at the present southerly terminus
of Goldenrod and at the westerly in -city terminus of Fuller Lane, saying "No construction
traffic ", to the approval of the Public Works and Community Development Departments.
CODE REQUIREMENTS
EPA
1. General construction Activity Storm Water Permits are required for all storm water discharges
associated with a construction activity where clearing, grading and excavation results in land
disturbance of five or more acres. Storm water discharges of less than five acres, but which is part
of larger common plan of development or sale, also require a permit. Permits are required until
the construction is complete. To be covered by a General Construction Activity Permit, the
owner(s) of land where construction activity occurs must submit a completed "Notice of Intent"
(NOI) form, with the appropriate fee, to the State Water Board..
2. Complete street improvements shall be constructed in accordance with the most current City
regulations, Engineering Standards and..Standard Specifications (6' wide integral curb, gutter
sidewalk & driveway ramps, full street pavement, signing, striping, street lighting; barricades,
etc...).
3. The subdivider shall install street lighting per City standards, to the satisfaction of the City
Engineer.
4. Street trees shall be planted in accordance with City Standards and Policies at the time of
Resolution no. 8574 (1996 Series)
Tract 127 -95 (County file # Tr2211)
Page 7
development of each lot, to the satisfaction of the City Arborist. Species shall be determined by
the City Arborist.
Street name
5. A Street must be named as part of the final map approval process. The subdivider shall submit a
minimum of three street names for review by the Community Development Department, in
accordance with the Street Name and Address Regulations.
Upon motion of Vice Mayor Williams seconded by Council Member Romero and
on the following roll call vote:
AYES: Council Members Williams, Romero, Smith and Mayor Settle
NOES: Council Member Roalman
ABSENT: None
the foregoing resolution was adopted this 23rd day of July
ATTEST:
,ty Clerk Boa6ie Gaff
APPROVED:
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Mayor Allen Settle
1996.
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