HomeMy WebLinkAboutCC Resolution 11251 (Redwood Village Development)1�Y�]�i1��[��[i�ff►�I
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING
AMENDMENTS TO VESTING TENTATIVE MAP (TS 00-02) CONDITIONS OF
APPROVAL FOR THE REDWOOD VILLAGE DEVELOPMENT
(FORMERLY RANCHITOS PARK)
AT NORTH SAN PEDRO ROAD AND LOS RANCHITOS ROAD
(APN 179-131-01 AND A PORTION OF 179-142-30)
The City Council of the City of San Rafael finds and determines:
WHEREAS, in April 2002, the City of San Rafael approved planning
applications for the Ranchitos Park Development, a planned development of 134
residential units, a three -acre neighborhood park, a 0.9 -acre parcel for development of a
12,400 -square foot church gymnasium/classroom facility, maintenance of a PG & E gas
pressure facility and a conceptual wetland mitigation area, on a 17.6 -acre site at North
San Pedro Road and Los Ranchitos Road; and
WHEREAS, the planning application approvals include an Environmental and
Design Review Permit (ED 00-11) and Vesting Tentative Map (TS 00-02), which permit
the subdivision of the site and development of the project. These approvals are subject to
a list of required conditions, which are summarized in City Council Resolution No.
11071, adopted on April 15, 2002. These conditions of approval include the
specifications and timing for the construction of on-site and off-site improvements that
were either proposed by the project sponsor or required by the City; and
WHEREAS, in November 2002, Signature Properties, project sponsor filed an
application to amend four (4) conditions of approval, which include: a) Vesting Tentative
Map condition #17b addressing modifications to required retaining wall specifications; b)
Vesting Tentative Map condition #32, requesting approval of additional street names; c)
Vesting Tentative Map condition #35, requesting approval of modifications to the
required timing of construction of a new, right -turn lane at the southbound US
101/1\4errydale Road off -ramp; and d) Environmental and Design Review Permit
condition #39, requesting approval of a modification to the required timing for the
completion of the three -acre neighborhood -park; and
WHEREAS, upon a review of the application, it was determined that the
proposed modifications to the conditions of approval are adequately addressed in
Ranchitos Park Development Final Environmental Impact Report (2002), which was
certified by the City Council on April 15, 2002 in that: a) the modifications would not
substantially change the scope of the project; and b) the modifications would not impact
or result in changes to the required mitigation measures; and
WHEREAS, on January 14, 2003, the Planning Commission held a public
hearing on the proposed amendments to the Environmental and Design Review Permit
and Vesting Tentative Map conditions of approval. Following closure of the public
hearing and deliberation by the Planning Commission, the project sponsor entered into
the public record a formal withdrawal of their request to amend Environmental and
Design Review Permit condition 39 (timing and completion of three -acre neighborhood
park site). The Planning Commission adopted Resolution No. 03-01, recommending to
the City Council the approval of the amendments to the Vesting Tentative Map
conditions of approval, with changes; and
WHEREAS, on February 3, 2003, the City Council held a public hearing on the
proposed amendments to the Environmental and Design Review Permit and Vesting
Tentative Map conditions of approval, accepting all oral and written public testimony and
the written report of the Department of Community Development.
NOW, THEREFORE BE IT RESOLVED, the City Council makes the
following findings related to the amendments to the Environmental and Design Review
Permit and Vesting Tentative Map conditions of approval:
Findings for Vesting Tentative Man Condition Amendments
TS 00-02
1. Approval of the condition amendments would be consistent with the approved
Vesting Tentative Map, which, along with the accompanying improvements,
would comply with the requirements and the provisions of the Subdivision Map
Act and the San Rafael Subdivision Ordinance (San Rafael Municipal Code —
Title 15).
2. Approval of the condition amendments would be consistent with the approved
Vesting Tentative Map, which, together with its design and improvements is
consistent with the objectives, goals and policies of the San Rafael General Plan
2000 and the Vision North San Rafael 2010.
3. It was determined as part of the previous approval of the Vesting Tentative Map
that the subject property is physically suitable for the type, density and intensity
of development that is proposed. Approval of the proposed condition
amendments would have no impact on this previous finding that the site is
suitable for development.
4. Approval of the condition amendments would not conflict with any existing or
required easements in that the project has been designed to properly site, preserve
or create easements for the purpose of providing or improving service and utilities
to the site or project.
5. As part of the previous approval of the Vesting Tentative Map, the City balanced
the regional housing needs against the public service needs of its residents as well
as available fiscal and environmental resources and concluded that adequate
public services are available to the site based on existing service providers
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expressed ability to provide service. The proposed condition amendments would
not impact or change the conditions that resulted in this finding.
6. As part of the previous approval of the Vesting Tentative Map, the City
determined that the design of the subdivision addresses solar energy needs, to the
extent feasible, given site constraints, need for design compatibility with the
surrounding neighborhood and property orientation. The proposed condition
amendments would not impact or change the conditions that resulted in this
finding.
7. As part of the previous approval of the Vesting Tentative Map, the City
determined that the proposed subdivision, with the implementation of conditions,
would not result in impacts to water quality or impacts to environmental
resources. The proposed condition amendments would not impact or change the
conditions that resulted in this finding.
8. As part of the previous approval of the Vesting Tentative Map, the City
determined that the design of the subdivision as proposed and conditioned, is not
likely to cause substantial environmental damage, or substantial and unavoidable
injury to fish, wildlife or their habitats or cause serious health problems. The
proposed condition amendments would not result in any physical changes to the
project that would be cause to reassess impacts to fish or wildlife.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council
approves the following amendments (new language underlined and deleted language in
strikeout) to the Redwood Village Development Vesting Tentative Map conditions of
approval:
Amendment to Vesting Tentative Map (TS 00-02)
Conditions #17b, 32, 35 and 38
17. A final grading plan that is to accompany the subdivision improvements plans shall
be prepared and submitted with grading permit application and shall include the
following:
a. The specific amount of cut and fill material that is to be moved on the site
(estimated at approximately 14,000 cubic yards of balanced cut and fill). No
major import or export of fill material is expected from the project grading.
However, import of clean fill material for landscaping shall be permitted.
b. All perimeter retaining walls and interior lot retainins walls in excess of 3 '/z feet
in height shall be a split -face or scored concrete block and shall not exceed the
heights as specified on the approved Vesting Tentative Map. Retaining walls
located on interior lots or between interior lot lines that are 3 % feet or less in
height can be constructed of treated wood. Der the Citv of San Rafael standards or
split-face/scored concrete block. Should a treated wood wall be selected. the wall
design shall be finished with a wood caD and shall not be used to suDDort a
structure or building.
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c. The final grading plan shall comply with the preliminary grading presented on the
approved Vesting Tentative Map, and shall include any inconsistencies between
the contours and numeric grade shown on the Vesting Tentative Map and the final
grading plan shall be subject to the approval of the City Engineer.
32. The following street names are approved and shall be included on the Final Map:
a. Rancho Vista Drive (main, public street)
b. Loma Vista Drive (largest, private cul-de-sac, Parcel B)
c. Rialto Court, Estrella Court, Mar Vista Court, Rio Verde Court, La Palma Court,
Corte Ladera, Paseo De Rio, Via Del Sol, Rio De Oro Court, and Calle Treno
Court.
Additional street names can be approved by the Community Development Director
subiect to consultation with and agreement by the Fire and Police Departments.
35. The project sponsor shall be responsible for installing a right -turn lane on the
southbound off -ramp at the Merrydale Road/U.S. 101. Prior to the recordation of the
Final Map, the project sponsor shall:
a. Prepare detailed plans for this right -turn lane. The plan shall be submitted to the
City and Caltrans for review and approval.
b. An encroachment permit application shall be obtained ftem filed with Caltrans.
c. the rig: turn lane. A bond shall be p_ osted to
cover the cost of installing the right -turn lane.
The proiect sponsor shall, at all times, diligently pursue the securing of the reauired
approvals for and the construction of this improvement. Upon issuance of an
encroachment permit by Caltrans, the proiect sponsor shall comp_ Tete the
improvements for the right -turn lane within one (1) calendar year.
38. The Final Map shall include the following reservations and dedications of easements,
parcels and improvements:
a. A permanent conservation area over Parcels 14 and 15 (open drainage channel
and wetland mitigation and buffer areas). The Final Map shall include the note:
"Not for Development Purposes." These parcels shall be owned in -fee and
maintained by the HOA.
b. A dedication, in -fee, of Parcel 12 (three -acre neighborhood park site) to the City
of San Rafael.
c. A public utility easement shall be offered along the frontage of all residential lots
fronting the main public street and the largest private street (Parcel B) to the
satisfaction of the City Engineer.
d. Public utility easements shall be offered along the private streets and auto courts
for dedication to the appropriate utilities and services (PG&E, among others).
Additional public utility easements may be required, as determined by the
appropriate utility service. The extent and location of such easements shall be
determined prior to the preparation of the subdivision improvement plans and the
Final Map.
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e. Emergency vehicle access easements shall be recorded over Parcel 12 (three -acre
neighborhood park site). This easement shall be granted to the HOA.
f. A 20 -foot wide public utilities easement for storm water drainage and sanitary
sewer improvements and facilities, and a 6 -foot wide public access easement shall
be recorded over the contiguous 127 Merrydale Road property (APN 179-142-
04), extending from Merrydale Road to Parcel 12 (three -acre park).
g. An easement granted from Valley Conservative Baptist Church to the subdivision
HOA for access to and use of the church gymnasium/classroom facilities located
on Parcel 16 (0.9 -acre church site).
h. A restriction shall be recorded over those portions of the rear and/or side vards of
residential Lots 39. 42 and 43 that are located within the 50 -foot -wide wetland
buffer setback. This restriction shall limit development in this portion of the rear
and/or side yard to landscaping and at -grade vard improvements and shall prohibit
elevated structures and buildings with the exception of private vard fencing.
Unless as required above (a-glhj, all other easements deemed necessary for all existing
and proposed utilities shall be identified, to the satisfaction of the City Engineer.
Closure calculations for all easements, except the public utility easements (PUE)
located adjacent to streets, shall be submitted for review and approval by the City
Engineer.
I, Jeanne M. Leoncini, Clerk of the City of San Rafael, hereby certify that the foregoing
Resolution was duly and regularly introduced and adopted at a regular meeting of the
Council of said City on Monday, the third day of February, 2003, by the following vote,
to wit:
AYES:
NOES:
ABSENT/
DISQUALIFIED:
ccrs6rch.doc
Councilmembers: Cohen, Heller, Miller and Vice -Mayor Phillips
Councilmembers: None
Councilmembers: Mayor Boro (due to potential conflict of interest)
i1G
JEA 04E M. LEONCINI, City Clerk