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HomeMy WebLinkAboutOrdinance - 2270 - Rezoning Real Property • • ORDINANCE NO. 2270 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDDING AMENDING SECTION 18.06.020 OF THE REDDING MUNICIPAL CODE RELATING TO THE REZONING OF CERTAIN REAL PROPERTY IN THE CITY OF REDDING(RZ-8-99). The City Council of the City of Redding does ordain as follows: Section 1. That the boundaries of the districts referred to in Section 18.06.020 of the Redding Municipal Code, as designated on a map entitled "Zoning Map of the City of Redding, California," dated March 19, 1956, are hereby altered as set forth on the map attached hereto and made a part hereof by: REZONING: Stanford Hills Subdivision/Planned Development RZ-8-99/S-03-00 as shown on the map attached as Exhibit A and made a part hereof by reference FROM: "U" Unclassified District TO: "PD"Planned Development District and"OS"Open Space District,subject to the Conditions of Approval attached as Exhibit B and made a part hereof by reference. Section 2. The City Council has ratified the Addendum to the previously-approved Negative Declaration for Tentative Subdivision Map S-40-90 for the Stanford Hills Subdivision, prepared in connection herewith, finding that no significant effect on the environment is created hereby. Section 3. This ordinance shall take effect 30 days after the date of its adoption; and the City Clerk shall certify to the adoption of this ordinance and cause its publication according to law. I HEREBY CERTIFY that this ordinance was introduced and read at a regular meeting of the City Council on the 6th day of June , 2000, and was read and adopted at a regular meeting of the City Council on the 20th day of June , 2000, by the following vote: AYES: COUNCILMEMBERS:Cibula, Kight, McGeorge, Pohlmeyer and Anderson NOES: COUNCIL MEMBERS:None ABSENT: COUNCIL MEMBERS:None ABSTAIN: COUNCIL MEMBERS:None ROBERT C. ANDERSON,Mayor Attest: Form Approved: Connie Strohmayer, City/ ler W. 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S-3-00 & RZ-8-99 / CREATIVE LIVING FEET 160 QUARTZCHILL ROAD DWG NO:\PLANNING\ DATE PRODUCED: APN. 115-180-07 5300 APRIL 21, 2000 EXHIBIT A I . — • - ' . .mb fa, i -• V".= ..44 . , , . : , , • _ntwf: \. .. ., ...6, . ..n. .„...., ,. ..c) .:/f- ._ , , . .. - 0 • ,. , . . _, dzrz. ze • , .... 7) .,11 , // , • ____ _.% 4°, 1,, ..,4i...-as ,.••4 .,,f,.. f Iscitllir P . a 1 ' . _4, , / „,,, A ,..i • Apt, i .0. 1.. i 't> . -s, ..; 65', ' '' •ZSIi. if1;.e - M I W r ../'• •- ,r '. 7.:04 6"; ' ' *,, " ii ... i g* e 4D Ilk:. 1 e.41. ii •11_ : I 210 / ' 4' ' ...p:- . , . io , _ • 14 u, i it .- 1E°0 ;�J— O /' •'It - ;tip - •.v!•^,\i., 4 '!T• O kiloJ' .4- % alal, 1111 siv..) it - ;.i.,,A. .0 ,• • 44,4,,,i,...,..;:_.• , , .- ' XVII i IL . - I - I r I 7, or/ r ..4 -'''-fAi at! fio. . _ x : , ., 1 . , 7 N IP' 4/441,1,11. 64-1- • Rig linek 'so: - 8 • r NEN • �• N!• ' Rr s �.� � '• aiiir:e • • NI...). V ii 'I A-• o `itiory r- "• - -.1111V --IIMIle.i.N. Airait.bire. 740 •cr'/ .v =' I4 /I/ R -tum'' `L 19, • O 1., � ` :•min �1 X00"' 1.: tAb 01 \,u .14,260• ‘ . 111( _' . ...• •, 1 V • , 4 ./ . i.. ....... , 10 r • lEt1 g 71,glittr, .1 2 ..°'-:.; -.4. "Ir. : .. , 1! , .,ARMI1 L:.1 .m- 11L$ R : Plz 1 April 19, 2000 S-3-00/RZ-8-99 Conditions of Approval General Requirements 1. Approval is granted for development of 49 single-family residential lots in the "PD" Planned Development District in accordance with the approved tentative map dated April 25, 2000. 2. The standard conditions for subdivisions delineated in Resolution 92-18 shall be met. 3. As required by the "PD" Planned Development District,prior to recording of the final map, the developer shall obtain approval of the final plan from the Board of Administrative Review (Board). This shall include the final subdivision map,landscape plan,firebreak management plan entry gate/guardhouse elevations, roundabout design, and entry monument sign elevations. Final homeowners' association documents shall also be approved by the Board and the City Attorney. The design and location of the pedestrian/bicycle path to the river trail shall also be approved by the Board. 4. The subdivision entrance on both sides of the gated entry and the street median shall be landscaped. 5. The minimum lot widths for all lots in the subdivision,excluding cul-de-sac or flag lots, shall be 95 feet. 6. Front-yard setbacks are to be no less than 15 feet and no greater than 50 feet. Greater setbacks may be allowed as approved by the Development Services Director and recorded on the final map. 7. The Western Area Power Administration(WAPA) power-line easement shall be illustrated on the final map and shall be labeled "Restricted Building Area." A note shall be placed on the final map as follows: "No fencing, vegetation removal, grading, or construction shall occur within the WAPA easement without the written consent of WAPA unless documentation acceptable to the City Attorney indicates a right to do so." Streets and Circulation 8. The following conditions are to provide funds for general circulation improvements in the Quartz Hill area as identified by EIR-2-82. The fee,to be paid in addition to the development fee,shall be used for the following projects: new Sacramento River crossing at Buenaventura Boulevard, Lake Boulevard/Market Street intersection; Market Street to California Street realignment; Quartz Hill Road reconstruction north of Lake Redding Estates; Market Street Bridge improvements;Diestelhorst Bridge improvements;and relocation of Quartz Hill Road west of Lake Boulevard and Buenaventura Boulevard. These conditions shall be recorded on the final map and noted in the title report in their entirety. The escrow instructions for the sale or subsequent resale of each undeveloped lot shall require that the purchaser and seller of each lot sign a statement that they have read and understand the conditions of sale as noted below. S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 2 a. Prior to the issuance of a building permit for any lot, a fee of$1,499.75 shall have been paid to a City trust account to be solely used for those improvements. b. The fee shall be adjusted annually on July 1, in accordance with the Construction Cost Index as established by the Engineering News Record (ENR). c. The developer shall participate in a special benefit district to fund the identified improvements if such a district is formed. The fees paid, if any, shall be credited to the developer's district obligations. 9. With development, the following off-site dedications, engineering design, and road improvements shall occur: a. Off-site Sutro Mine Road and Buenaventura Boulevard from Sutro Mine Road to Keswick Dam Road shall be constructed to a 32-foot-wide paved section, 4-foot-wide graveled shoulders, and roadside drainage ditches. The road shall be centered in the ultimate 96-foot-wide Buenaventura Boulevard right-of-way. The section shall be widened at Sutro Mine Road to accommodate a future left-turn pocket and acceleration lane. b. The corner roundings at Sutro Mine Road shall have a 30-foot radius at right-of-way. c. Buenaventura Boulevard shall be designed with a "T" intersection at existing Keswick Dam Road. d. A left-turn pocket and acceleration/deceleration lanes shall be constructed on Keswick Dam Road at the intersection with Buenaventura Boulevard. e. The developer shall be responsible for obtaining necessary permits from the County and for all pavement striping or restriping. f. The developer shall be responsible for acquiring a 60-foot-wide right-of-way and necessary slope easements and corner roundings for Buenaventura Boulevard and adjoining intersection. Dedication and design shall be based on an ultimate 96-foot-wide right-of-way width and a maximum curve radius of 1,000 feet. g. The developer is to design all required off-site street improvements to their ultimate widths, including the 200 feet of Buenaventura Boulevard lying south of Sutro Mine Road. The design speed for Buenaventura Boulevard shall be 55 mph. h. Buenaventura Boulevard shall be designed to a Traffic Index Standard of 7. The road shall be constructed with the road base required for a Traffic Index Standard of 7. The asphalt section may be less than required for a Traffic Index Standard of 7,but shall be a minimum of 0.2 foot thick. S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 3 i. Streetlights shall be installed at the intersection of Sutro Mine Road at Buenaventura Boulevard and Sutro Mine Road at Santa Cruz Drive. A streetlight shall also be installed at Keswick Dam Road at Buenaventura Boulevard as allowed by Shasta County. 10. The costs of off-site road improvements and design of Buenaventura Boulevard shall be credited to the fee specified in Condition 8. In order to receive credit toward the final costs for construction, documentation of the actual construction costs must be submitted to the Public Works Department for review and approval after the improvements have been completed. 11. The traffic circle at Sutro Mine Road and Santa Cruz Drive shall be based on approved design criteria as determined by the City Engineer. 12. Road "A" shall have AC pavement 22 feet wide. Pavement section shall be 2-inch AC over 6-inch AB, or per soils report recommendations, whichever is greater. 13. Santa Cruz Drive shall be improved as follows: a. AC pavement a minimum of 32 feet wide(4 feet+ 12 feet+ 12 feet+ 4 feet)with edge treatment on both sides of street as approved by the City Engineer. b. Edge of pavement treatment may be flush with AC surface, but it shall provide lateral support for the street section. c. The pedestrian and bike trail shall be constructed on one side only at a location and size approved by the City Engineer. d. Pavement section shall be 2-inch AC over 8-inch AB, or per soils report recommendation, whichever is greater. e. If the City adopts road standards for a Planned Development or public street prior to the construction of the improvements on Santa Cruz Drive, the developer shall have the ability to elect to use such new standards. f. Minor deviations resulting in equivalent street structural sections may be approved by the City Engineer. 14. There shall be no on-street parking within Stanford Hills unless streets are widened appropriately as approved by the City Engineer. S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 4 15. Emergency-access and public-maintenance roads shall be 6-inch, Class 2, aggregate base if grade is 8 percent or less and paved if greater than 8 percent. Such access shall not have grades greater than 14 percent. Landscape/turf block pavers with automatically irrigated turf or groundcover shall be used within emergency-road and utility-road, access-area improvements within 100 feet of the street to the specifications of the Public Works Department. 16. The cul-de-sac on Santa Cruz Drive shall have a 40-foot radius to the edge of pavement. Drainage, Sewer, Water, and Utilities 17. Drainage from the streets will be picked up in a drain system in the streets and conveyed by pipe to the rear of the lots to a point of discharge in a natural drainage as approved by the Public Works Department. 18. Drainage conveyed in channels shall be designed to provide positive flow. Channels, or swales with less than 1 percent slope or greater than 5 percent slope, shall be lined. 19. Common-area drainage shall not be conveyed across private property or discharged onto private property without easement for access and maintenance. A 15-foot-wide easement is required. 20. Private drainage discharged into City of Redding property shall require a 15-foot easement for the pipe and an outlet design to mitigate for erosion. Location and design are subject to approval by the City Engineer. 21. Drainage inlets and outlets shall have maintenance plans with defined maintenance intervals and budget for inclusion in the homeowners' association documents. 22. Road "A" drainage shall be captured and channelized, not discharged onto Lot 3. 23. Drainage outlets are to incorporate water-velocity attenuation devices approved by the Public Works Department to minimize erosion. 24. Drainage on Santa Cruz Drive shall be conveyed with catch basins or other inlet structures as approved by the City Engineer. 25. All common drainage conveyance and drainage devices shall be privately owned and maintained by the homeowners' association. 26. All sump inlets shall have secondary overland flow routes. 27. The developer is responsible for acquiring the necessary off-site, storm-drain; sewer; and water-easement dedications. . S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 5 28. A 15-foot-wide, sewer- and fire-access easement shall be dedicated on Lot 26 and off site from the subdivision boundary to Harlan Drive. 29. The off-site sewer main to Harlan Drive shall be designed to have a maximum of 45 degree angles in the manholes. Unless otherwise approved by the City Engineer, any sewer main in excess of 30 percent slopes shall be constructed of Ductile Iron or vitrified clay pipe. 30. The sewer main in Sutro Mine Road shall be extended to the west side of Buenaventura Boulevard unless an alternative sewer is designed and bonded for prior to recording the final map. 31. An all-weather access road approved by the Public Works Department shall be built over the off-site sewer main to the point where steep slopes that are in excess of 20 percent begin. 32. Sanitary sewer shall be directed to the terminus of Santa Cruz Drive and carried through an off-site sewer extension to Harlan Drive. 33. Sewer facilities shall be designed to provide for future development connection to the north at Sutro Mine Road if anticipated in an area master plan. 34. Sewer manholes shall be accessible for maintenance by a 10-foot-wide paved road or 6-inch, Class 2,aggregate base. Such roadway will be in a 15-foot easement across private properties. 35. The off-site sewer alignment and connection point at Harlan Drive shall be shown. All environmental clearances and mitigation will be the responsibility of the developer. 36. Except lots on Road "A" and other lots as approved by the City Engineer where excessive grading would otherwise be necessary, sewer shall be designed at sufficient depth to provide for gravity flow from all residences in conformance with the Uniform Building Code and City of Redding standards. 37. Lots requiring backflow preventors for sewage shall be indicated on final map and improvement plans. 38. Sewer lines installed with slope greater than 30 percent shall have slurry backfill and backfill stabilizers every 15 feet vertically, or as determined by the City Engineer. 39. Water mainline shall be constructed in the north/south emergency-access road to provide for looped connection to future development to the north. Size shall be determined based on anticipated development and fire flow and approved by the City Engineer. This condition may be waived based on an areawide water master plan reviewed and approved by the Fire Department and City Engineer. 40. Connection points and off-site water improvements shall be shown and are subject to approval by the City Engineer. S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 6 Grading and Sediment Control 41. All roof drains at the front of the houses and driveways shall drain to the street unless approved by the City Engineer. Concentrated flows from lots to the natural slope shall not be allowed. 42. Proposed building pad locations and grades shall be shown for reference on the plans. It is recognized that some lot grading is necessary to accommodate reasonable driveway grades; however, in order to minimize grading impacts, stem-wall construction and widening of lots may be required. 43. Grading and removal of protected trees (trees 6 inches or over in diameter at 4.5 feet above the ground [dbh]) is to be limited to those areas delineated on the tentative map, fuel management plan,or within street or utility improvement areas. The grading plan shall show all protected trees that are to be removed. 44. The developer shall design and incorporate into the site development an on-site stormwater detention basin. The size and outlets of the basin(s) shall be designed to detain runoff so downstream flows are not increased for the 25-year and 100-year storms beyond predevelopment levels. The hydraulic calculation and basin design shall be submitted to the Public Works Department in conjunction with the subdivision improvement plans. The basin shall be constructed to serve as a temporary erosion/sedimentation-control measure during construction. Access for detention-basin maintenance shall be provided via the emergency fire-access road The dam walls for the ponds shall be constructed to the specifications of the Soil Conservation Service Best Management Practices, the Bureau of Dam Safety (where applicable),and the Public Works Department. They shall be constructed with a nonerodible spillway. 45. All drainage facilities within the project area shall be maintained by the homeowners' association. Drainage-facility design shall be approved by the Public Works Department. 46. In the event that there are insufficient funds to provide an adequate maintenance, the homeowners' association documents shall provide for an emergency assessment against homeowners' association properties to cover the necessary costs. Park and Open Space 47. All areas exceeding 20 percent slope, as illustrated on the tentative map, shall be placed in an open-space easement (private or common) as depicted on the tentative map and shall be depicted on the final map. The map shall indicate that other than as required by the fuel management plan, no improvements shall occur in these areas. • S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 7 48. Prior to recording of the final map, an off-site, open-space easement for park and trail purposes shall be dedicated to the City. The easement is to provide for a trail to be improved from the southerly terminus of Buenaventura Boulevard to the existing Sacramento River Trail to the south and east. An all-weather parking lot shall be provided at the trailhead. The design and development standards are to be approved by the City. The trail is to be a minimum paved width of 10 feet, with 2-foot graveled shoulders, and is to have a maximum slope of 10 percent. The location of the parking area and the trail alignment shall be approved by the Board of Administrative Review and require separate environmental review based on the specific locations of the trail and parking area to be proposed. The in-lieu park fees are to be waived in exchange for the trail improvements. Park development fees maybe waived subject to application to and approval by the City Council. The design and construction costs are the responsibility of the developer and may be bonded for. Fire and Emergency Service 49. A fuel management plan (FMP) shall be approved by the Fire Marshal and Development Services Director for areas of steep slope identified in the FMP exhibit. Ongoing maintenance of areas within the fuel management easement shall be the responsibility of the homeowners' association. The homeowners' association documents shall provide for maintenance of the area and call out a stipulation that in the event funds are insufficient to cover maintenance,an emergency assessment shall be levied against the property owners to cover the costs of maintenance. An agreement is to be entered into with the City and approved by the City Attorney granting the City the right to enter the open-space area and cause the work to be done in the event the association does not perform. 50. Wood fences, excluding post, shall be prohibited adjacent to any open-space area. 51. Fuel Management Zone 2 requirements shall apply to the off-site property to the south of Lots 26 through 32. An encroachment permit shall be obtained from the Public Works Department for work done in that area. 52. Spark arrestors shall be required on all chimneys,flues,and stove pipes. Roofing on buildings shall have a Class "A" minimum rating. 53. Wood decks, wood patio covers, and wood fences are prohibited within the setback area. 54. Any new building construction on a lot abutting an open-space easement or dedication, including accessory buildings,shall meet the following minimum construction requirements: a. Any projections from structures, including, but not limited to, decking, balconies, and patio covers,shall be enclosed on the sides and/or underside with approved 1-hour,fire- resistive material to prevent heat from exterior fires from being trapped underneath the projection. I, S-3-00/RZ-8-99 April 19, 2000 Conditions of Approval Page 8 b. Structures constructed in such a manner that they are suspended on piers or pilings over the hillside shall be enclosed underneath and on the sides by approved 1-hour, fire- resistive material in such a manner as to prevent the underside of the structure from being subjected to heat or flame from the hillside below or be sprinkled. 55. Any new building construction on Lots 27 through 43 shall have the following minimum construction requirements: a. The exterior walls of buildings shall have a minimum 1-hour fire rating as specified in the current edition of the Uniform Building Code. Treated or untreated wood shakes or shingles are prohibited as siding. b. Eaves on buildings shall be boxed or enclosed on the underside,and the exterior surface shall be of 1-hour, fire-resistive construction. c. Attic and underfloor vents on buildings shall be screened with 1/4-inch metal mesh screen to prevent the entry of sparks or burning embers. Venting shall not be located on the downhill side of structures where the Uniform Building Code venting regulations can be met without the installation of downhill venting. 56. The developer is to note, prior to further development, an 18-foot-wide, all-weather, emergency-access road shall be constructed from the subdivision to an access at River Ridge Park Subdivision as approved by the Fire Marshal and Public Works Department. 57. Residential sprinklers shall be provided in all the dwellings. Archaeology 58. If in the course of development any archaeological,historical,or paleontological resources are uncovered,construction activities in the affected area shall cease and a qualified archaeologist shall be contacted to review the site and advise the City of the site's significance. If the findings are deemed significant, appropriate mitigations shall be required prior to any resumption of work on the project. • i RESOLUTION NO. 92-18 STANDARD SUBDIVISION CONDITIONS 1. Subdivision improvements are to conform to Title 17 of the Redding City Code. 2. A current title report is to be submitted with the final map. 3. Sewer lines, waterlines, electric-service facilities and other utilities; drainage facilities; necessary electric-and public-service easements; and street dedications are to be provided in accordance with the Redding Municipal Code and as specified by the Public Works Department. 4. The final improvement plans are to be reviewed by the Shasta Mosquito Abatement District. 5. No construction is to occur prior to approval of improvement plans and issuance of a grading permit. Grading plans shall include, but not be limited to, all erosion-control measures, retaining walls required, slopes, and elevations. 6. The developer shall consult with the Electric Department after initial Public Works review of the subdivision improvement plans for preparation of an electric-service plan. A copy of the electric-service plan,developed by the Electric Department,shall be incorporated into the final subdivision improvement plans. 7. A soils report is to be submitted to the Public Works Department at the time construction drawings are submitted. 8. The street side-yard setback for corner lots is to be 10 feet and illustrated on the final map. 9. Grading is to be restricted to the period from April 15 to October 15 of any year unless a waiver is granted by the Director of Public Works. A discharge report is to be filed with the Regional Water Quality Control Board. Grading shall not occur in areas depicted as open space on the tentative map. 10. Prior to the recording of a subdivision, an application to apportion any special assessment- district lien (Improvement Bond Act of 1915), accompanied by any applicable fees, shall be on file with the City Treasurer. 11. All street names proposed within the subdivision shall be given to the Planning Department at the time of submittal of subdivision improvement plans. One alternative street name shall be supplied for every four streets. A final map may not be recorded until Planning Commission approval of all street names. 12. A barricade shall be installed at the end of all stub streets in accordance with specifications of the Public Works Department. 13. New utilities within the project, including, but not limited to, electric, cable television, and telephone, shall be installed underground. 14. Electric-supply facilities shall be furnished and installed in accordance with the Electric Utility Service Policy resolution currently in effect at the time the electric-service plan for the subdivision is signed by the City Electric Department. • STANDARD SUBDIVISi—•.4 CONDITIONS Page 2 15. A minimum 5-foot-wide easement for electrical service is to be provided adjacent to all road rights-of-way. 16. The developer is to note that public/municipal utility companies may have to be reimbursed for all costs associated with the relocation of their facilities necessitated by the construction of the improvements required as a condition of approval of this permit. 17. Sewer lines are to be sized and installed at grades to permit the orderly extension of service to all tributary areas. 18. All provisions of Chapter 18.65 of the Redding Municipal Code pertaining to the preservation of trees within subdivision developments shall be complied with. 19. In-lieu park fees are to be paid in accordance with Chapter 17.42 of the Redding Municipal Code prior to the recording of the final map. 20. Fire hydrants are to be installed in location(s)approved by the Fire Marshal. The main(s)shall be designed to provide adequate fire flows. In no case shall the main(s)be less than 6 inches in diameter. 21. Fire-protection facilities, including all-weather access roads, shall be installed and remain serviceable prior to and during the time of construction of any structures. 22. All brush piles created by site and street improvements shall be abated prior to the next fire season. Any burning of brush shall be in compliance with the requirements of the Fire Marshal and with Air Pollution Control District regulations. 23. All real estate signs shall conform with City Code requirements. 24. Final improvement plans shall depict locations for centralized mail-delivery units. The locations shall be approved by the Postal Service and the City Public Works Department. 25. Final improvement plan shall depict driveway location for lots with a slope greater than 15 percent within 30 feet of the street providing access. 26. All interior streets shall have curb,gutter,and 4-foot-wide sidewalk;if rolled curb is utilized, the sidewalk shall be 6 inches thick. 27. The developer shall be responsible for the signing, striping, and marking of all streets. 28. If, in the course of development, any archaeological, historical, or paleontological resources are uncovered, construction activities in the affected area shall cease; and a qualified archaeologist shall be contacted to review the site and advise the City of the site's significance. If the findings are deemed significant, appropriate mitigations shall be required prior to any resumption of work on the project. 12-30-97 SUBCOND.RES