Loading...
HomeMy WebLinkAboutResolutions 89-313 N.C.S. 10/02/1989~• Resolution No. ~~ N.C.S. of the City of Petaluma, California RESOLUTION APPROVING THE SUBDIVISION ORDINANCE MODIFICATIONS AND TENTATIVE SUBDIVISION MAP FOR THE BENSON ESTATES SUBDIVISION, A 20-LOT RESIDENTIAL PROJECT LOCATED ON THE SOUTH SIDE OF BODEGA AVENUE BETWEEN NORTH WEBSTER STREET AND BANTAM WAY, AP NO.'s 006-441-06, 49, 50, 51 AND 54 WHEREAS Sarto Rocheleau, as project representative, has filed with this Council a Tentative Map to subdivide land within this City to be known as Benson Estates, and has paid all required filing fees; and WHEREAS, the City Engineer, the Director of Planning, and the Planning Commission have examined and reviewed the same as required by law and all reports, recommendations, and comments thereon have been forwarded to and considered by this Council at its meeting held on September 18, 1989; an d BE IT FURTHER RESOLVED that this Council hereby finds for the Tentative Map and Subdivision Ordinance Modifications as follows: Findings: 1. This subdivision, as conditioned, is consistent with the Single-Family Residential zoning district, the Hillside Residential Development Combining District, and the Zoning Ordinance. 2. This subdivision, as conditioned, is consistent with the Bodega Avenue Development Policy. 3. This subdivision., as conditioned., is consistent with the City of Petaluma General Plan and its goals, objectives and policies. 4. This site is suitable for the type and intensity of the proposed development. 5. The restriction on new driveways on Bodega Avenue and the reduced grading warrant approval of subdivision ordinance modifications. They will not be detrimental to the public welfare of safety, nor injurious to other properties in the area. 6. This project will not result in significant environmental impacts. A negative declaration has been recommended. 1 Res. N~......_$.9-.3.1.3.... v.e.s. i BE IT FURTHER RESOLVED, based on the findings set forth above, that the above-referred to subdivision ordinance modifications and tentative map, be and the same is hereby approved., subject to the conditions set forth below and incorporated herein as .follows: Cann rlitinn c 1. The following requirements shall be met, subject to the approval of the Fire Marshal: a. Lots #4, #9, and #13 access roadway shall be 20 feet wide to within 1.50 feet of all areas of building. b. Fire hydrant shall be added at west property line of lot #10 shown on the map of 2 / 1 / 89 . c. All houses above 160 foot elevation shall be protected by an approved automatic residential fire sprinkler system including attic and garage protection . d. All roofing materials on exterior and/or roof shall have a minimum class "B" fire rating. 2. The following requirements .shall be met, subject to the approval of the Chief Building Inspector: a. Demolition permit required to remove any structure. b . Abandonment of any well will require Sonoma County Health Department approval. c. Any septic system must be sanitized. d. Building plans must be signed and stamped by responsible party.. e. A water holding tank is required for any buildings over 160 foot elevation (see City Engineer for requirements) . f. Grading must be certified before building permit is issued. g. Certify pad elevations before building permit is issued. h. Certify finished floor elevation before occupancy. i. Where ground slopes greater than 1 on 10, foundation shall be stepped per Uniform Building Code 2907(c) . 2 Reso. 89-313 N.C.S. j . Soils with expansion index greater than 20 require special design foundation per Uniform Building Code 2904(b) . k. All retaining walls shall meet the requirements of the 1985 UBC, and shall comply with Petaluma Standards Ordinance No. 1727/1988. 1. Residential buildings over 3, 000 sq. ft. need two required exits. m. All roofing shall be "B" rated or better per Ordinance No. 1744/1988. 3. The following requirements shall be met, subject to the approval of the City Engineer: a. The developer shall comply with the .Petaluma Municipal Code Section 20.36.010 and 20.36.020 which require the developer to pay storm drainage impact fees (as calculated in Chapter 17.30) on construction in all sections of the City of Petaluma. b. The proposed water main in Pearson Circle shall be extended and connected to the water main in Louken Street. c. Full frontage improvements, including right-of-way dedication and storm drain extension, shall continue across the Byerly parcel (AP No. 006-441-26). d. If the storm drainage improvement proposed by Bodega Vista Subdivision (across from N. Webster) have not been designed, approved by the City and bonded, this development shall be required to design and install those improvements in addition to those already proposed by this development, in accordance with the Sonoma County Master Plan . It is recommended that these improvements be a credit towards the project's storm drainage impact fees . This determination should be made by the City Council. e. A soils report shall be required prior to this approval of the final map . All on and off-site mitigation measures outlined in this report shall be implemented as part of the final improvement plans for this development to the satisfaction of the City Engineer. f. Driveway access to Lots 1, 11 and the existing house (AP No. 006-441-26) shall be provided off the new loop street in 3 Reso. 89-313 N.C.S. accordance with Resolution 89-85 N.C.S. , Adopting Policy Managing Development Along Bodega Ave. g. A single joint driveway access from Bodega Avenue shall be provided for Lots 2 and 10 rather than two separate accesses from Bodega in accordance with Resolution 89-85 N.C.S. Adopting Policy Managing Development Along Bodega Ave. h. The development shall contribute apro-rata share of the cost of the future traffic signal at Bantam Way and Bodega Avenue. i. All houses constructed above elevation 160 feet may require a water pressure system be installed for each unit to maintain adequate .house pressure. Water pressure calculations must be submitted with the final map to verify that adequate domestic pressure can be obtained. Single water services shall be provided at these locations. j . Full half street improvements as shown on the tentative map for Bodega Avenue shall be required. If field conditions prove the existing pavement to be satisfactory, the full pavement section may not be required, subject to City Engineer approval. k. All backyard and hillside drainage control must be within underground pipe system with surface catchment swales and inlets . 1. The gradient for all probable driveway locations within this subdivision be designed with the improvement plans. m. A 10' PUE is required along the Bodega Ave. frontage. n. Minimum size of publicly owned storm drain shall be 15" . o. Pearson Circle shall be signed for no parking (entire loop street) . p. The .existing well, proposed to remain on Lot 2, shall conform to the City of Petaluma Ordinance for cross-connection. 4. In the event any demolition or removal work is proposed for which a City permit is required for the six structures identified in the archaeological survey of this subdivision, plans shall be submitted for review and approval of the Historic and Cultural Preservation Committee prior to issuance of any permit. A study shall be conducted by a qualified historic archaeologist, at the developer's 4 Reso. 89-313 N.C.S. expense, of the historic significance of the structure, its condition, and recommendations made regarding the proposed development activity. 5. Prior to final map approval, an application shall be filed at the developers expense and reviewed by the Planning Commission and City Council to zone the French Laundry as a historic landmark. All required information of Zoning Ordinance Article 17 shall be supplied at the developer's expense. A use permit shall be filed prior to final map approval if the owner wishes to use the structure as a residential accessory dwelling, unless a parcel map is approved. If demolition is requested, then a restoration plan, including the cost for restoration, shall be submitted for review prior to final map approval. 6. In the event prehistoric or historic period materials are encountered - work in the immediate vicinity of the find shall be halted until they can be evaluated by a qualified archaeologist. Buried prehistoric archaeological materials might include obsidian and chert flakes and tools, groundstone tools, thermally altered rock, dietary remains of shell or bone, human graves, and locally darkened trash. Historic materials might include backfilled privies or trash pits (or the cistern) containing square nails and ceramics or glass, structural remains or foundations, and human graves. 7. Street names shall be subject to City Street Name Committee approval. A single street name shall be given to the loop street. 8. Public utility access and easement locations shall be subject to approval by PG&E, Pacific Bell, and other applicable utility and service companies and the City Engineer and shall be shown on the Final Map as necessary. 9. All existing overhead utility lines traversing or fronting on the subject property shall be concerted to underground facilities in accordance with the Municipal Code and all new utilities shall be underground, 5 Reso. 89-313 N.C.S. subject to staff review and approval. Any relocation of existing PG&E facilities shall be at the developers expense. 10. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc..) . 11. A mechanism for perpetual maintenance of the private storm drain system shall be provided to the satisfaction of City staff prior to Final Map approval. 12. The following Special Development Fees shall be applicable to this project: Sewer Connection, Water Connection, Community Facilities, Storm Drainage Impact, Park and Recreation Land Improvements, and School Facilities Fees. 13. Applicant shall be responsible for complying with General Plan program regarding provision of affordable housing units . One option for compliance is payment of In-Lieu Housing fees. 14. The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Benson Estates, developer shall pay $150.00 to the City per daily trip end estimated to be generated by said unit. Each unit is estimated to generate 10.0 trip ends per day. If the City revises the Traffic Mitigation Fee prior to close of escrow of any unit(s), the fee for said unit(s) and all subsequent units in this project thereafter be either $150.00 per trip end or the Traffic Mitigation Fee, whichever is .less on a per unit basis. 15. This project shall participate in any future assessment districts or other funding mechanisms formed to improve areawide flooding or other sub-regional problems for which development of this project is found to be a contributing factor. Major Capital Facilities Fees if found to be different from said funding mechanism shall also be applicable in an amount to be determined by the City Council prior to Final Map 6 REso. 89-313 N.C.s. approval, payable at time of Final Map or pursuant to adopted regulations . 16. All homes proposed for development within this subdivision shall be subject to administrative SPARC review and approval with particular emphasis to be placed on compatibility of building and site design to slope, compatibility with historic nature of subdivision, tree preservation and protection, fencing, and frontyard landscaping. 17. Open field fencing shall be provided in sensitive areas such as along ridgelines and in close proximity to tree clusters, subject to staff review and approval. 18. Bodega Avenue shall be improved/right-of-way provided consistent with the City Council determination regarding areawide improvement of the street. Said determination by the City Council shall supercede any other proposed or required improvement/dedication specified herein. 19. Temporary protective fencing shall be erected at the drip line of all native trees. The fencing shall be erected prior to any grading/construction activity and subject to staff inspection prior to grading permit or building permit issuance. Z0. The subdivision shall conform to the Sonoma County Water Agency Design Criteria. 21. The owner of each parcel to be created by this Tentative Map .shall be responsible for perpetual landscaping and maintenance of any landscaping area between property lines and curbs. 22. All changes required by the conditions of approval shall be made to the Tentative Map . Two copies and one sepia print of which shall be provided to the Department of Community Development prior to approval of the project Final Subdivision Map. 7 REso. 89-313 N.C.S. 23. Lot lines shall be relocated on the revised tentative map so as to locate the existing trees on one lot or another (rather than the line splitting the trees). 24. Prior to final map approval, a lot line adjustment shall be recorded to change the boundary between the Hutchinson parcel and the parcel to the southwest, as shown on the tentative subdivision map. 25. The existing oak tree on Lot 15, not shown on the tentative map, shall be identified on the revised tentative map. 26. The existing structure on Lot 13 shall be removed. All structures labeled for removal on the tentative map shall be removed prior to final map approval. 27. Existing fencing which will cross new property lines shall be removed prior to final map approval. 28. A street tree planting strip, not a monolithic sidewalk, .shall be provided on Pearson and Benson Circle, including the existing parcel west of Lot 12, subject to the approval of the City Engineer and Planning .Department . A public access easement shall. be provided if the sidewalk is located on private property, subject to the approval of the City Engineer . 29. Two covered and three uncovered parking space on Lot 11 shall be provided or bonded for prior to final map approval, subject to administrative SPARC review. A roadway easement shall be provided across the 20 foot wide pan handle of Lot 9, for the benefit of Lot 11. 30. The following revisions shall be provided on the revised tentative map, subject to staff approval: a) The west property line between Lots 3 and 4 shall be revised to parallel the front property line along Louken Street as closely as practicable. 8 Reso. 89-313 N.C.S. b) The north property line between Lots 4 and 5 shall be revised to parallel the front property line of Lot 5 along Pearson Circle as closely as practicable. c) Lot 4 front and rear yard setbacks shall be provided consistent with zoning ordinance requirements. 31. Prior to final map approval, the developer shall file an application to rezone this site to R-1, 10, 000, excluding Lot 12. 32. A certified arborist shall be retained by the applicant, subject to staff approval, to review proposed accessway location and grading /filling activity to Lots 13 and 15, to ensure tree protection and preservation. The arborist shall also make recommendations to ensure the protection and preservation of the 36" oak on Lot 8. All recommendations shall be subject to staff review and approval. 33. A minimum of five on-site spaces (two covered, three uncovered) shall be provided per lot. 34. Only a single driveway from Lot 12 to Bodega Avenue shall be permitted. City Engineer approval of driveway location shall be obtained. 35. Improvement of Bodega Avenue shall preserve existing vegetation, particularly the two 24" Sycamore trees and a row of pine trees, to the maximum extent possible. A street tree plan shall be provided for Planning and Engineering Department review prior to final map approval so that it can be evaluated in light of the impact of Bodega Avenue development. If existing mature trees must be removed, fast-growing specimen trees (24" box) and shrubs shall be provided along Bodega Avenue. Suitable replacement landscaping shall be provided across the Bodega Avenue frontage of the property west of Lot 12 to include all major vegetation.; 5PARC shall look at revegetation needs. 9 Reso. 89-313 N.C.S. 36. A five foot roadway and landscaping easement shall be provided along the rear of Lot 11 for the benefit of Lot 8, and a five foot roadway and landscaping easement shall be provided on the north property line of Lot 3, for the benefit of Lot 4, subject to staff approval. Landscaping shall be provided on both sides of the accessway to Lots 4, 9 and 13 and 15, subject to administrative SPARC review. 37. Revised Tentative Map shall be subject to SPARC review and approval. Required perimeter fencing for the subdivision shall be addressed as part of this review. BE IT FURTHER RESOLVED that requirements of California Environmer satisfied and hereby incorporates documentation adopted by Resolution 1989. the City Council finds that the ltal Quality Act Guidelines have been by reference the environmental No. 89-312 N. C. S, on 5~~+~~~x~~, October 2, . reso.benson.map / resol2 Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by~,tlie ~'-°~, f"App~-~ as to Council of the City of Petaluma at a (Regular) (~d~>s~e>~)~:~$g~ci~~me~ting on the ...._-2n.d............ day of ........................Qc.taber................., 1989..., by the ~ following vote: ......- ----•- ---•• ..................... ' City A orney AYES: Tencer, Cavanagh, Balshaw, Davis, Vice Mayor Sobel, Mayor Hilligoss NOES : 0 ABSENT: Woolse ~ -~ y d r __ ~. ATTEST : ................. ... .. ... ... ........................... ......_...'....~:~~-~.~~L.. ...:....._ .:...°.`'~/':v~:.".. City Clerk 10 Mayor Council File .................................... CA 10-85 ~ ~ EPU~ C~IT1( CLER,IG Res. No....H.9.- 3.1.3......... N.C:S.