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HomeMy WebLinkAboutOrd 2047 - Amending section 18.06.020 of the RMC relating to the rezoning of certain prop in the COR (PD-1-93) 2125 Park Marina Dr 7 ORDINANCE NO. oI U`�-7 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 (PD-1-93) . The City Council of the City of Redding does hereby 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 in the map attached hereto and incorporated herein by: REZONING: 2125 Park Marina Drive FROM: "U" Unclassified District TO: "PD" (Planned Development), subject to the conditions of approval attached hereto and incorporated herein by reference, numbered 1 through 59. Section 2. City Council hereby ratifies the Negative Declaration prepared for this project showing that it has no substantial impact upon the environment and that an environmental impact report is not necessary. Section 3. The City Clerk shall certify to the adoption of this Ordinance, and cause its publication according to law. I HEREBY CERTIFY that the foregoing Ordinance was introduced and read at a regular meeting of the City Council of the City of Redding on the 4th day of MaY , 1993, and was duly read and adopted on the 18th day of MaY , 1993, at a regular meeting of the City Council by the following vote: AYES: COUNCIL MEMBERS: Anderson, Dahl, Kehoe, Moss and Arness NOES: COUNCIL MEMBERS: None ABSENT: COUNCIL MEMBERS: None ABSTAIN: COUNCIL MEMBERS: None A� . CARL ARNESS, Mayor City of'Redding ATTE T: FORM APPROVED: 7 CONNIE STROAAYER, City erk RANbALL A. HAYS, kity Attorney • May 11, 1993 PD-1-93 Conditions of Approval General Requirements 1. Approval is granted for the rezoning of the subject parcel to "PD" Planned Development subject to development in substantial conformance with Exhibits "A" through "G. " 2. Unless the final plan is submitted within 12 months of the effective date of this ordinance, the preliminary plan shall automatically expire provided that the Planning Commission may extend the expiration date of the preliminary plan for a maximum period of 18 months upon written application by the developer. 3. If construction of the approved development is not commenced within 1 year of the approval of the final plan, the final plan shall expire. If written application is made for an extension of time by the developer, the Planning Commission may extend the expiration date of the final plan for a period of not more than 1 additional year. 4. At the expiration of either the preliminary or the final plan, the "PD" zoning shall cease to exist, and the property shall automatically be placed in the "U" Unclassified zone. 5. A final map is to be recorded prior to issuance of any building permit. 6. A current title report is to be submitted with the final map. 7. Prior to the recordation of the final map, the City Attorney is to approve final documents of the property owners' association. Such documents shall include ownership stipulations; maintenance of commonly held parts of the development, including streets, utilities, structures, landscape, and common areas; and a preliminary homeowners' association annual operating budget containing a sinking fund reasonably calculated to accumulate reserve funds to pay for major anticipated maintenance, repair, or replacement expenses. These conditions reference other items which also must be included in the final documents. 8. The developer shall note that Section 711 .4 of the State Fish and Game Code requires payment of a fee to the County Clerk for filing a Notice of Determination for an environmental document; payment of this fee is the responsibility of the project proponent. 9. The developer should note that the total building area of 33,000 square feet may not be feasible when all the conditions referenced herein are met. Any medical office use will significantly decrease available square footage due to parking requirements. 10. Prior to the issuance of any building permit, the applicant shall obtain approval of a final plan for the project. The final plan shall include the following items: May 11, 1993 PD-1-93 Conditions of Approval Page 2 a. Site plan showing the relative location of each building. In compliance with the Riverfront Specific Plan, the three buildings along Park Marina Drive shall have an average setback of 30 feet. Setback between buildings shall conform to the "Visual Corridors" section of the mitigation measures for the specific plan. b. Plans and elevations for each building. c. Material and color schemes to be used throughout the project. d. Any cantilevering or decks extending over banks shown in detail . e. A comprehensive sign plan. f. Road and parking lot design. g. Complete landscape plans. h. A pedestrian-access system through the subdivision. i . Detailed grading plans. j . Detailed trail design, including alignment and materials. k. Fencing details. 1 . Trash enclosures meeting the standards of Redding Municipal Code Chapter 18.55. m. Areas of common open space within the residential area of the planned development to meet the requirements of Redding Municipal Code Section 18.36.090. Off-site boat docks shall not count toward required common open space unless an easement from the off-site property owner is provided. n. A detailed tree survey meeting the specifications of Redding Municipal Code Section 18.65. 100 C, showing all protected trees and showing which protected trees are to be removed and which are to remain. All protected trees removed shall be replaced at a 2.5 to 1 ratio. These trees shall be in addition to trees required by the Parking Ordinance or by the tree-planting requirements related to new construction. o. The landscape plan shall show trees as follows: (1) One 15-gallon tree per 4 parking spaces. (2) One 15-gallon tree per 1,000 square feet gross for office uses. (3) One 15-gallon tree per 500 square feet gross for residential uses. (4) The trees required as replacement of protected trees as referenced in Section (n) of this condition. (5) Street trees planted on 20-foot centers. The street trees shall be broad-headed canopy trees. p. Parking spaces shall be provided at the following ratios: (1) For medical offices, 1 space per 200 square feet. (2) For professional offices, 1 space per 300 square feet. (3) For residences, 2 covered parking spaces and a parking area for 1 guest. The final plan shall clearly show the distribution of office space between medical and professional uses for each building. q. If applicable, phasing of improvements shall be delineated. All development shall be completed according to the approved final plan. May 11, 1993 PD-1-93 Conditions of Approval Page 3 11. 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. 12. The final improvement plans are to be reviewed by the Shasta Mosquito Abatement District. 13. 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. 14. A soils report is to be submitted to the Public Works Department at the time construction drawings are submitted. 15. Prior to the recording of a final map, 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. 16. Unless the applicant can provide proof of continuing legal authority to maintain and control the existing system pumping water from the Sacramento River into Middle Lake, improvement plans shall include the construction of a pumping system to maintain the water-surface elevation of Middle Lake. The developer shall obtain all necessary permits for the pumping system from all agencies with jurisdiction over the waters of the Sacramento River. The property owners' association documents shall include a provision for the continuing maintenance of the pumping system. 17. In-lieu park fees and park-development fees for the residential parcels are to be waived in recognition of the developer's constructing a bicycle and pedestrian trail through the project. 18. All real estate signs shall conform with City Code requirements. 19. 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. Streets and Circulation 20. The developer shall widen Park Marina Drive to provide a left-turn lane along the entire frontage of the parcel . The left-turn lane shall be extended north to join the existing left-turn lane north of Athens Avenue and shall be extended south to provide for left-turn movements onto Olympus Avenue from Park Marina Drive. The developer is responsible for all widening costs, both on site and off site, including the relocation of existing curbs, tie-in paving, restriping, and the relocation of all utilities. The concrete curb removed may be replaced with an asphalt curb • May 11, 1993 PD-1-93 Conditions of Approval Page 4 if, in the opinion of the Assistant City Engineer, the curb is in a temporary location. Some overlay may be required on the portions of the existing parking lane to be restriped as a driving lane. 21. A bus turnout and passenger waiting area for RABA service shall be incorporated into the improvement plans for Park Marina Drive near the south property line at a location specified by the Public Works Department. Improvements associated with the bus turnout could include additional taper south of the subject parcel within existing right-of-way. 22. Acquisition of all off-site interests in title or easements necessary to satisfy the requirements of the "PD" approval shall be the responsibility of the developer. In the event the developer is unable to acquire such interests, the developer may petition the City Council for adoption of a resolution initiating eminent domain proceedings over the lands needed for the off-site improvements. The developer shall bear all costs for such proceedings, including attorney fees, court costs, and land-value cost. 23. All street names proposed within the planned development shall be given to the Planning Department at the time of submittal of planned development improvement plans. Proposed names shall end in Trail , Path, Trace, or Walk in accordance with Redding Municipal Code Section 17.32.080 B3. One alternative street name shall be supplied. A final map may not be recorded until there is Planning Commission approval of all street names. 24. The property is to be limited to 2 common driveways on Park Marina Drive in a location approved by the City of Redding. 25. Access rights to Park Marina Drive from all abutting lots shall be waived via dedication to the City. 26. The northerly driveway shown on the tentative site plan shall be relocated to the north property line opposite Rome Avenue and shall be designed as a half driveway for emergency access only. The developer shall design and construct an architecturally compatible breakaway barrier to be used by City emergency services only. The property owners' association for the planned development shall be responsible for the maintenance of the barrier as an emergency access only. If the property to the north develops, with a driveway adjacent to the half driveway being constructed with this development, the breakaway barrier shall be removed, and the driveway shall become a functioning driveway. Prior to removal of the barrier, a reciprocal driveway easement shall be recorded with the City as a third- party beneficiary. The form and content of the easement is subject to approval by the City Attorney. The developer is to pay all recording fees. 27. All private streets are to be improved as follows: a. All streets shall meet the standards for a design speed of 20 mph. b. In areas without median planters, the road shall be a minimum of 26 feet in width with two 12-foot driving lanes and rolled curb. May 11, 1993 PD-1-93 Conditions of Approval Page 5 c. Streets with median planters shall maintain a width and turning radius sufficient to allow the passage of City fire-fighting equipment. The widths and turning radii are to be approved by the Fire Marshal with review of the improvement plans of the planned development. d. "No parking" signs shall be clearly displayed on all streets lacking width for parking to maintain clear travel aisles for residents and for emergency vehicles. 28. Access shall be provided from the private street within this "PD" to the property to the east. Such access may be restricted in accordance with the design standards of the Fire Marshal . 29. The owner/developer is to note that left-turn movements in the future may be eliminated by placement of a median in the street in front of the property. Sewer, Water, and Utilities 30. New utilities within the project, including, but not limited to, electric, cable television, and telephone, shall be installed underground. 31. 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. 32. As a result of street widening or realignment associated with the project, the developer will be required to pay for the relocation of all utility poles, underground facilities, and associated equipment in conflict as specified by the City Electric Department. 33. Existing overhead electric utilities within the boundary of this project shall be converted to underground utilities as specified by the City Electric Department. The cost of the conversion will be at the expense of the developer. 34. A minimum 5-foot-wide easement for electrical service is to be provided adjacent to all road rights-of-way. 35. Streetlights are to be installed along Park Marina Drive in accordance with the specifications of the Department of Public Works. 36. 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 planned development is signed by the City Electric Department. y May 11, 1993 PD-1-93 Conditions of Approval Page 6 37. The developer shall consult with the Electric Department after initial Public Works Department review of the planned development 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 "PD" improvement plans. 38. As per Resolution No. 84-34, benefit costs attributable to this property for improvements to the City water system are to be paid at the time of water connection. 39. Water service is to be provided throughout the development in accordance with the specifications of the City of Redding Public Works Department and in a manner satisfying ISO requirements. 40. Prior to recordation of the final map, the developer shall provide engineering calculations necessary to verify that gravity sewer service can be provided to all lots. 41 . Sewer and water lines are to be extended, sized, and set at grades to permit the orderly extension of services to all abutting property in accordance with the City Master Sewer and Water Plans. Drainage 42. Storm-drain outlets shall be designed to provide a sedimentation basin or filter strip between the drain outlet and lake in order to prevent erosion impacts and protect water quality. Plans and specifications for the basin and/or filter strip shall be submitted with the "PD" improvement plans and be subject to review by the Department of Fish and Game. Gradin 43. Fill placed within Middle Lake shall be compensated for by excavation from the banks of the lake within the same parcel . 44. 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. 45. Grading shall be of a scale such that the work can be completed in a single construction season. Installation of erosion- and sediment-control measures shall be coordinated with the sequence of grading and development so as to be in place prior to October 15 of any year. 46. Drainage within parking lots and streets shall be directed to the storm-drainage system of the development. Floodplain/Open Space 47. The 100-year floodplain elevation and boundary of the Sacramento River shall be clearly delineated on the final map. • • May 11 1993 PD-1-93 Conditions of Approval Page 7 48. The finished floor elevation of all buildings shall be a minimum of 1 foot above the 100-year flood elevation of the Sacramento River. Satisfaction of this requirement may be confirmed at the time of approval of the "PD" grading plan; otherwise, the elevation shall be verified by a registered engineer or land surveyor prior to the issuance of a building permit. 49. The area of the Sacramento River outside the proposed property lines and the area of Middle Lake outside the proposed property lines shall be dedicated as an 'easement to the City for floodplain and open-space purposes. At the time of recording the final map, that portion of Middle Lake included in this project shall incorporate an easement for open-space purposes, and the area of easement shall be delineated on the final map. Fire and Emergency Service 50. 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. 51 . 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. 52. The burning of construction debris is prohibited; all such material shall be disposed of by transport to an acceptable landfill . 53. On-site and street-side fire hydrants are to be installed in accordance with the Uniform Fire Code in locations approved by the City Fire Marshal . The hydrants shall have a water source which meets the ISO and City of Redding fire-flow standards. In no case shall the water mains be less than 6 inches. 54. Any restriction of access of private streets shall be designed in accordance with the specifications of the Fire Marshal . Parks/Landscape/Fencing 55. Parcel "B, " as shown on the approved tentative map, shall be dedicated to the City for park purposes. Parcel "B" shall include all land areas south of "Lot 7. " 56. The developer shall dedicate a 20-foot-wide easement for public-trail and public-service purposes in the location shown on the approved tentative map. 57. A meandering, 12-foot-wide, concrete bicycle/pedestrian sidewalk shall be installed within the public-trail easement and through Parcel "B. " The concrete path shall be constructed to a standard approved by the Public Works Department. • May 11, 1993 PD-1-93 Conditions of Approval Page 8 58. All landscape, fencing, and trail lighting within the public right-of-way and easement or required by the final plan and/or the approved landscape plans shall be properly and continuously maintained by the property owners' associations of the planned development. All landscape included within the development shall also be properly and continuously maintained. Property owners' association documents shall specify areas to be maintained by individual property owners and areas to be maintained by the property owners' association. Maintenance shall include providing an operational , automatic irrigation system; weeding; replacing dead and missing plant materials; mowing lawns; pruning; and other appurtenances as required to keep all planted areas neat, healthy, and attractive. Archaeology 59. 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.