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HomeMy WebLinkAboutResolutions 89-270 N.C.S. 08/21/19891 resolution No. s9-2.79 NC.S. _ of the City of Petaluma, California RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR THE MIREMONT SUBDIVISION, AN EIGHT-LOT RESIDENTIAL PROJECT LOCATED ON CHERRY STREET, EAST OF KEOKUK AP NO.'s 006-031-03 and 16 WHEREAS, Greg Freitas on behalf of the owners Pierre and Sonja Miremont, has filed with this Council a tentative map to subdivide land within this City to be known as Miremont Subdivision, 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 August 21, 1989; and, BE IT FURTHER RESOLVED that this Council hereby finds for the Tentative Map as follows: 1. The proposed subdivision together with provisions for its design and improvement is consistent with the General Plan. 2. The proposed subdivision is compatible with the objectives, policies, general land uses, and programs specified in said General Plan. 3. The site is physically suitable for the type of development proposed. 4. The site is physically suitable for the proposed density of development . 5. The tentative map provides reasonable public .access on a public road to the proposed lots . 1 Res. No. .. Q.q..~.a~.~.... N.C.S. 6. The proposed map, subject to the following conditions, complies with the requirements of the Municipal Code, Chapter 20.16 and the Subdivision Map Act. 7. The design of the subdivision and the proposed improvements therefore will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. 8. The design of the subdivision and the type of improvements will not cause serious public health problems . 9. Due to width and topographic conditions of Cherry Street, it is in the best interest to serve seven rather than six lots off of a reduced standard public street (Kingfish Court) . BE IT FURTHER RESOLVED, based on the findings set forth above, that the above-referenced tentative map, be and the same is hereby approved, subject to the conditions set forth below and incorporated herein as follows: 1. 2. All requirements of the Building Division shall be complied with, including a. Certify pad elevation prior to building permit issuance and finished floor elevation before occupancy. b. Where ground slopes greater than 1 on 10, foundation shall be stepped per Uniform Building Code 2907(c). c. Soils with expansion index greater than 20 requires special design foundation per Uniform Building Code 2904 (b) . d. All retaining walls shall meet the requirements of the 1985 UBC. All lot line retaining walls shall be of material other than wood. e. Demolition of any building requires a demolition permit. Site development shall take into consideration the recommendations from the Police Department regarding lighting, addressing and safety. 2 3. All requirements of Pacific Bell, as reflected in the letter dated April 7, 1989, shall be complied with. 4. Final landscape and irrigation plans for public areas shall be subject to review by the Parks and Recreation Department prior to final map approval. 5. All requirements of the Engineering Department shall be complied with as follows 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 public storm drain on Lot 5 shall be connected to the existing 48" pipe rather than outleted to the existing drainage ditch . c. The developers shall verify to City satisfaction the capacity and condition of the existing sewer running through Lots 3, 4 and 5 . Upgrading at the developer's expense will be required if the sewer line is inadequate to serve the proposed subdivision. d. The proposed storm drain and sidewalks on Lot 3 shall be in appropriate easements . e. The private storm drain proposed to serve Lots 1 and 2 shall be connected to the proposed public storm drain in Kingfish Court. f. Typical PG&E street lights shall be designed to service the proposed project rather than individual street lights. g. Cherry Street from Kingfish Court to Keokuk shall be improved with two 12' lanes to accommodate the additional traffic generated by the proposed development. h. "No parking" restrictions shall be provided by the developer as part of his public improvement plans . i. It is recommended that the driveway for Lot 3 be off Kingfish rather than Cherry Street. j. Signing indicating "not a through street" shall be provided. 6. The following tree replacement plan for trees to be removed shall be implemented to the satisfaction of City staff: Every oak or other native species (excluding fruit trees) with a trunk diameter greater than three inches shall be replaced with two 15-gallon (native species) trees. 7. Significant mature trees (i.e., native species with a trunk diameter greater than three inches) shall be preserved where possible, subject to staff determination. Temporary protective fencing shall be erected at the drip line of all trees to be preserved. and of all trees (on neighboring property) in proximity to construction activities. The fencing shall be erected prior to any grading/construction activity and subject to staff inspection prior to grading permit issuance. 8. Due to the resulting non-conforming setbacks or location in public right-of-way, all sheds and the barn shall be removed prior to final map approval. 9. A mechanism for perpetual maintenance of the private storm drain system shall be provided to the satisfaction of City staff and subject to approval by the City Council prior to Final Map approval. 10. Maintenance of the retaining wall (Lots 3 and 4) ; of the monument wall; and of the street planter strip (Cherry Street frontage) shall be the responsibility of the respective individual property owners. The mechanism for doing so shall be subject to staff approval prior to Final Map approval. 11. Design Guidelines shall be developed for the subdivision and shall be subject to SPARC review prior to Final Map approval with particular emphasis on the following a. Strive to maintain privacy for existing residential uses and create privacy between new residences to the degree found in atypical single-family residential district. Factors to consider would include proper placement of second story windows, landscape 4 ~~~. ~%°~ 7 d N C~ screening, etc. , in relation to respective setbacks from and topographic differences between adjacent uses. b. A high quality and variety of materials and design; compatibility with neighborhood. c. Landscaping (including tree preservation), design of private lot fencing and entry wall. d. In order to minimize grading, houses shall be designed to closely conform to the natural terrain of the site and kept as close to natural grade as possible . e. House design .shall be such that existing trees are preserved to the degree possible. f. Second story balconies on the north elevations of houses on Lots 5 and 6 shall be discouraged. g. Decorative six foot high (as measured from grade of the project site) solid fencing shall be provided around the project site perimeter and around all private lots, subject to the setback requirements specified in the Zoning Ordinance, and subject to design approval by staff. Perimeter fencing shall be installed by the developer at the time public improvements are constructed and may be supplemented by existing fencing if deemed appropriate by staff. Private lot fencing shall be installed as part of the development of each individual lot. h. Development of individual lots shall be subject to administrative SPARC review prior to issuance of building permits. 12. Existing fencing which will cross new property lines shall be removed prior to final map approval. 5 ~~~. ~ ~:~ ° 2 ~7 U N C S 13. Due to limited on-street parking as a result of reduced street width, a minimum of two covered and three uncovered spaces per lot are required. 14. The north property line of Lot 7 shall be deemed a rear property line and shall have a minimum setback of 20 feet. All other setbacks shall be as shown on the tentative map dated May 10, 1989. 15. All existing overhead utility lines traversing or fronting on the subject property shall be converted to underground facilities in accordance with the Municipal Code and all new utilities shall be underground, subject to staff review and approval. 16. The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Miremont, 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 p er day. If the City establishes a Major Facilities 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 Major Facilities Traffic Mitigation Fee, whichever is less on a per unit basis. 17. This project shall participate in any future assessment districts or other funding mechanisms formed to improve area-wide flooding or other sub-regional problems for which development of this project is found to be a contribution factor. Major Capital Facilities Fees if found to be different from said funding mechanism shall also be applic able in an amount to be determin ed by the City Council prior to Final Map approval, payable at time of Final Map or pursuant to adopted regulations . 18. 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 6 ~~~V'e v :J ~ `~ .a O ld C S as necessary. Any other requirements of PG&E (as specified in letter on file with the Planning Department) shall .be complied with. 19. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.) . 20. In the event that archaeological remains are encountered during grading, the work shall be halted and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Indian community shall also be notified and consulted in the event any archaeological remains are uncovered. 21. Street names shall be subject to City Street Name Committee approval. 22. The following Special Development Fees shall be applicable to this project: Community Facilities, Storm Drainage Impact, Park and Recreation Land Improvement, and School Facilities. 23. 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. 24. As proposed by the applicant, deed restrictions shall be recorded with the Final Map which prohibit the sale of either Lot 1 or Lot 8 without the prior provision of required parking for Lot 1. Said deed shall be subject to approval by the City Attorney prior to recordation of the Final Map . P 7 ~~~~~ ~ J° 2~ d~ N C S f~ BE IT FURTHER RESOLVED that the City Council. finds that the requirements of California Environmental Quality Act Guidelines have been satisfied and hereby incorporates by reference the environmental documentation adopted by Resolution No. g9-269 N.C.S, on August 21, 1989. reso. miremont/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 bythe ~- ~ f~ s to Council of the City of Petaluma at a (Regular) (~~~~1) meeting on the .--•------21st..... day of .............. A1?gu ~ G ............................:, 19.8.x., by the r._. following vote: ___.. City Attor ey AYES: Davis Woolsey, Balshaw, Vice Mayor Sobel, Mayor Hilligoss NQES: 0 ABSENT: Tenoer ATTES'T' : .......................................................• -----....._...----•----...................... City Clerk Council Filep...... 8........--_ CA 10-85 ~ Res. No......°.9-.1 70. N.C.S.