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HomeMy WebLinkAboutResolutions 87-329 N.C.S. 11/30/1987b ReSOIUtIOrl No.87-329 N. ~. S. of the City of Petaluma, California RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR THE AARON ACRES SUBDIVISION, A 12-LOT RESIDENTIAL SUBDIVISION LOCATED AT 1003 V~JESTERN AVENUE AP NO. 019-110-34. WHEREAS, Lawrence A. Jonas, as owner and subdivider, has filed with this Council a tentative map to subdivide land within this City to be known as Aaron Acres Subdivision, and has paid all required filing fees; and, WI~EREAS, 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 meetings held on November 16, 1987 and November 30, 1987; NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds as follows 1. The proposed subdivision, together with provision 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 pr. ograms 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 . as conditioned herein. 5. The design of the subdivision, the units 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. 1 6. The design of the subdivision of the subdivision and the type of improvements will not cause serious public health problems as conditionally approved. 7. The use of a reduced street width is in conformance with the Subdivision Ordinance of the City because this is a hillside subdivision having an average slope of more than 10 0 (lb . 9 0) . 8. Granting of this modification for this project will not be detrimental to the public welfare or safety or injurious to other property in the territory . BE IT FURTHER RESOLVED,. based on the findings set forth above, that the above referred to tentative map, be and the same is hereby approved, subject to the conditions set forth below and incorporated herein as follows: 1. 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, 2. The project shall conform to all conditions of the City Engineer as stated in the letter of October 8, 1987, as follows: a. The developer shall comply with the amended Petaluma Municipal Code Sections 17.36.010 and 17.36.020 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. Fees shall be paid prior to final map approval. Credit shall be given against the required fees for the costs of required off--site storm drainage system improvements, subject to approval of City Engineer. b . All houses constructed above elevation 160 feet shall require a water pressure system 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. 2 Single one-inch water meters and one-inch water services shall be provided at these locations and shall extend to the houses. c;. Full half-street: improvements (curb., gutter and sidewalk) along Western Avenue shall be required:. These ,improvements shall extend and conform to those existing in the area of Hill Drive. Handicapped ramps shall be provided at street corners with pedestrian traffic. d. Typical half-street section for Benjamin Lane shall depict a twenty foot half street right-of-way with fifteen feet from back of curb to centerline with a five foot detached sidewalk on one side. No parking signs shall be posted along one side and a street name/stop sign shall be placed at the intersection of Benjamin Lane and Western Avenue. e. .Driveway access for all lots, including the existing house located on Lot 1, shall be via proposed Benjamin Lane. f. .All backyard and hillside drainage control must be within an underground pipe system with Sur--face catchment swales and inlets, installed with construction of public improvements. Additional backyard drainage pipe and surface catchment Swale shall be installed on Lot 6 to adequately drain this lot and avoid runoff onto the adjacent property.. All rear lot line drainage .improvements shall be completed concurrently with the proposed public improvements . g. The proposed hammer head at Benjamin Lane shall be designed to accommodate at C-50 design vehicle. h. The. off-site storm drainage improvements including catch basin and lateral crossings proposed by Sonoma County Water Agency Master Drainage Plan for Western Avenue drainage system shall be required by this development from the property site to the 3 existing storm drain on Western Avenue between Webster and Fair . i. The off-site water main proposed by the developer shall conform to the City of Petaluma Master Water Plan. j. All public improvements shall conform to the City of Petaluma min'imum' design criteria (i.e. , no skewed pipe crossing, minimum size public stor-m drain pipe is fifteen inches diameter, etc.) . k. The public sanitary sewer and water main in Western Avenue shall extend to they subdivision entrance roadway, subject to review and approval of City Engineer. 1. Capacity of the existing six-inch sanitary sewer in Western Avenue shall be verified. The capacity calcs shall include the future service area to the west of this development as shown on the general plan land use map . If the six-inch sanitary sewer is determined. inadequate the existing eight-inch sanitary sewer in Western at its intersection with Webster shall be extended, subject to review and approval of City Engineer. m. Additional catch basins with gallery inlets may be required along both sides of Benjamin Lane at its approximate intersection with Western Avenue in order to keep 'the storm water out of Western Avenue. This shall be verified prior to the final map approval, subject to decision by City Engineer. n. All, grading shall conform to City of Petaluma Ordinance No . 1576 N . C . S . , Grading and Erosion Control . o. Mechanism shall be' submitted covering the maintenance. of the private street and private storm drain lines, prior to final map approval. 4 ~ . p. The disposition of the existing well box and septic tank shall be clarified prior to the final map approval. Abandonment of these existing utilities shall be in accordance with the Petaluma Municipal Code, concurrently -with completion of public improvements . q. Approval (by the Fire Marshal) of the fire hydrant located in the private .street shall be verified prior to final map approval. 3. School Facilities and Park and Recreation Improvement Fees shall be paid in accordance with existing laws and ordinances at the time of building permit issuance. 4. The subdivision shall conform to the Sonoma County Water Agency Design Criteria. 5. In the event that archeological remains are encountered during grading, the work shall be halted and a qualified archeologist 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 archeological remains are uncovered. 6. 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. 7. 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. 8. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code performance standards (noise, dust, odor, etc.) . 9. All requirements of the Fire Marshal shall be met. 5 RCS®. 8 7- 3 2 9 N C~ ' • 10',-. Street name shall be. subject to City Street Name Committee approval. 11.. Building setback lines as shown on the tentative map shall be amended to correctly reflect- those of the appropriate zoning district (R-1, 10,000 and R-1, 20.,000). 12. Any use of import fill on Lot #6 shall be subject to review and approval of the Community Development and Planning Department. Any proposed additional slope cutting and/or filling between the proposed roadway grading and the front building setback lines shall be subject to review and approval by the Community Development and Planning Director and SPARC. No additional fill shall be placed on the proposed lots beyond the front building setback line. 13. All homes proposed for development within this subdivision shall be subject to SPARC review and approval with particular emphasis to be placed on compatibility of design to slope, visual impacts (from and to the site) , streetscape planting, privacy of adjacent residents and geotechnical stability. 14.~ Design guidelines shall be prepared by the developer prior to consideration of the tentative map by the SPARC. The design guidelines shall include, but not be limited to development of the following standards for this subdivision: a. Minimum rear yard setbacks of 30' . b. Grading/contouring of lots shall be kept to a minimum with no alteration of drainage pattern. c . Side yard fence detail standards . d. Consider landscaping along perimeter property lines and streetscape landscaping . e. Contour of architectural design to lot terrain. 6 15. No more than three of the homes proposed for construction on lots 1 through 6 shall be designed and constructed in a two-story design, with consideration by SPARC, to insure that privacy of existing homes on Hill Drive (to the east) and potential view corridors from existing and proposed uphill lots are protected. 16. Revegetation of Western Avenue entrance cut bank shall be subject to staff review and approval. 17. A fence shall be constructed at the east, south and west perimeter lines of this subdivision concurrently with the completion of public improvements. A design shall be subject to review and approval of SPARC and shall respect the proximity of adjacent homes and the need to preserve views and privacy. 18. The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Aaron Acres, 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 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. 19. 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 approval, payable at time of Final Map or pursuant to adopted regulations . 20. Temporary protective fencing shall be erected at the drip line of all native trees. The fencing shall be erected prior to any 7 grading/construction activity and subject to staff inspection prior to grading permit issuance. 2I.< The project sponsor shall be required to pay low and moderate income housing in-lieu fees, _ of an amount to be determined according to the schedule established by City Council Resolution No. 84-199 N.C.S. , or make alternative arrangements to meet the low and moderate income housing provision requirements of the Housing Element subject to approval of the City and prior to approval of the Final Map . 22 , If needed, an easement for roadway purposes shall be shown across the northwest corner of :Lot 12 to serve the existing driveway. 23. The lot line between Lots 2 and 3 shall be relocated so as to locate the existing trees on one. lot or another (rather than the line splitting the trees). 24, The west lot line of Lot #5 shall be realigned to allow ownership of the private street section to be owned by Lots 6 and 7 , 25. Lot lines for Lots #6 and 7 shall amended, to create street frontage on the public street in accordance with minimum flag lot standards. 26. A garage shall be constructed for the existing house on Lot #I concurrently with demolition of existing accessory structures . Remodeling of existing house and new construction shall be subject to SPARC review and approval, 27. A detailed geotechnical report shall be prepared prior to consideration of the final map by the City Council. 28. A lot specific geotechnical report shall be prepared to evaluate suitable foundation design and types for structures as well as guidelines for lot contouring (if needed and proposed) and site specific drainage patterns, prior to submission of SPARC application for individual. lot development. The geotechnical .report shall be subject to review and 8 REST. ~~- 3~ 9 N C S ~y acceptance by the City staff prior to SPARC review of any proposed development . 29. All existing overhead utility lines traversing or fronting on the subject property shall be converted to underground facilities and all new utilities shall be underground, subject to staff review and approval. BE IT FURTHER RESOLVED, that the City Council finds that the requirements of California Environmental Quality Act Guidelines have been satisfied by Resolution No. gg=153 N. C.S., adopted by the City Council on August 17, 1987. reso.aaron.acres.ten.map reso8 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 the A ved as to Council of the City of Petaluma at a (Regular) (Adjourned) (`~p~eeting f on the ...._30th_._..... day of .....NOV~11?b4r :.............................. 19...~.~ by the following vote: City Attorney AYES: Sobel, Balshaw, Davis, Tencer, Vice Mayor Woolsey, May r illigoss NOES: Cavanagh ABSEN~' A'I°I'EST CA 10-85 0 City Clerk Oouncil Filep......9 ........................... Res. No...._p..L.-.32~... N.C.S.