HomeMy WebLinkAboutResolution 2001-168 N.C.S. 09/24/2001 - :i
1 resolution No.2oo,-168 ~.C.~.
3 of the City of Petaluma, California
4
5 DENYING THE GARY BROAD APPEAL OF THE SITE PLAN AND
6 ARCHITECTURAL REVIEW COMMITTEE'S DECISION TO APPROVE THE
7 CERF SINGLE-FAMILY RESIDENCE
8 445 BLACK OAI~ DRIVE, APN 019-540-020
9
10 WHEREAS, on May 10 and June 14, 2001, the Site Plan and Architectural Review Committee
11 of the City of Petaluma held a public hearing to consider the Cerf's application for Site Plan and
12 Architectural Review to allow construction of asingle-story, 4,864 square foot residence with
13 1,780 square feet of attached garage and storage space on a 2.73 acre parcel in the Westridge
14 Knolls Subdivision at 445 Black Oak Drive, APN 019-540-020; and
15
16 WHEREAS, after considering the public testimony and application materials, the Site Plan and
17 Architectural Review Committee conditionally approved the project; and
18
19 WHEREAS, on June 27, 2001, the City Clerk received a letter of appeal from Gary Broad; and
20
21 WHEREAS, the Petaluma City Council held a noticed public hearing on August 20 and
22 September 24, 2001; and
23
24 NOW, THEREFORE, BE IT RESOLVED that the City Council, based on the evidence and
25 testimony presented for the record at the -public hearing, hereby finds that. the findings listed
26 below apply to the Cerf single-family residence and hereby denies the Broad appeal, thereby
27 allowing construction of the single-family residence subject to the conditions listed below.
28
29 SITE PLAN AND ARCHITECTURAL REVIEW FINDINGS:
30
31 1. The Site Plan and Architectural Review Committee (SPARC), authorizes the construction
32 of the residence in the Westridge Knolls subdivision at 445 Black Oak Drive, APN 019-
0 33 540-020 as depicted in the plans dated May 30, 2001 and as conditioned.
34
35 2. The proposed construction, as conditioned, will conform to the Development Standards
36 of the Westridge Knolls subdivision including setbacks, uses, and height.
37
38 3. The proposed construction, as conditioned, will not constitute a nuisance or be
39 detrimental to the public welfare of the community because the dwelling is consistent
40 with the Development Standards for Westridge Knolls subdivision.
41
42 4. The project conforms to the requirements, intent, goals and policies of the Petaluma
43 General Plan, including the following:
44
45 (i) Retain the unique qualities and architectural flavor of downtown and of
46 west side residential areas.
47
48 (ii) Provide a range of housing types.
49
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0
0
1 (iii) Provide housing opportunities for persons of all economic types.
2
3 5. The project is Categorically Exempt from the requirements of the California
4 Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or
5 Conversion of Small Structures), Class 3(a) which allows for the construction of a single-
6 family residence.
7
8 6. The proposed structure and site plan, as conditioned, conforms to the requirements of Site
9 Plan and Architecture Review Standards for Review of Applications 26-406 (A) of the
10 Zoning Ordinance as:
11
12 a. Quality materials are used appropriately and the project is in harmony and
13 proportion to the surrounding structures,
14
15 b. The architectural style is appropriate for the project and is compatible with other
16 structures in the immediate neighborhood,
17
18 c. The siting of the new structure is comparable to the siting of other structures. in
19 the immediate neighborhood, and
20
21 d. The bulk, height, and color of the new structure is comparable to the bulk, height,
22 and color of other structures in the immediate neighborhood,
23
24 e. The landscaping is in keeping with the character and design of the site and
25 existing trees are to be preserved, and
26
27 f. Ingress, egress, internal traffic circulation, off-street parking facilities and
28 pedestrian ways have been designed to promote safety and convenience and shall
29 conform to the approved City standards as confirmed by the City's traffic
30 engineering consultant.
31
32 CONDITIONS OF APPROVAL:
33
34 1. The plans submitted for building permit review shall be in substantial compliance with
35 the plans dated May 30, 2001.
36
37 2. Before issuance of a building permit, the applicant shall revise the site plan or other first
38 sheet of the office and job site copies of the Building Permit plans to list these Conditions
39 of Approval as notes.
40
41 3. All construction activities shall comply with applicable Zoning ordinance and Municipal
42 Code Performance Standards (noise, dust, odor, etc.) and shall be limited to 8:00 a.m. to
43 5:00 p.m. Monday through Friday. Construction shall be prohibited on Saturdays and
44 Sundays and all holidays recognized by the City of Petaluma. The hours of construction
45 herein specified shall be stated on the drawings submitted for building permit issuance.
46
/Reso. 2001-168 NCS Page 2 of 6
2
1 4. Prior to issuance of a building permit, the applicant shall revise the building elevations to
2 present cohesive exterior elevations. An earth tone stucco siding may be used. The
3 cupola shall be removed. This design modification shall be subject to staff level review.
4
5 5. Prior to issuance of a building permit, the applicant shall modify to plans to de-emphasis
6 the garage doors at the front elevation. One. of the two garages shall be turned to lessen
7 the appearance of the garage from the driveway. The applicant shall also make every
8 attempt to reduce the amount of pavement.
9
10 6. Prior to occupancy, the applicant shall submit a landscaping plan demonstrating
11 excellence of design subject to approval by the Site Plan .and Architectural Review
12 Committee. The landscaping plan shall include landscaping for that area along the
13 driveway.
14
15 7. Any landscaping on the north side (down slope) of the residence shall be indigenous.
16
17 8. Prior to issuance of a building permit, temporary protective fencing shall be erected 5 feet
18 outside the drip line of the tree cluster on the property. The fencing shall be a minimum
19 of 5 feet in height and shall be secured with in-ground posts subject to staff inspection.
20 Fencing shall be installed prior to grading permit issuance and any grading/construction
21 activity. Proof that the temporary fencing has been installed shall be made to the
22 Planning Division by photographs.
23
24 9. Plans submitted for building permit. shall include a photometric plan for all exterior
25 lighting. Said plan shall include a detail of the types of all fixtures to be installed for
26 review and approval by the planning staff. The lighting plan shall be reviewed by the
27 Planning staff in regards to the Site Plan and Architectural Review standards for lighting
28 and shall be directed downward and hooded.
29
30 10. The following Special Development Fees (estimated) apply to the proposed project and
31 shall be paid prior to Certificate of Occupancy:
32
33 Sewer Connection: $3,046
34 Water Connection: Call the Water Field Office @ 778-4392 for
3 5 quotation
36 Community Facilities: $863.50
37 Storm Drain Impact: N/A -according to Westridge Final Map
38 Park and Recreation: $3,313
39 School Facilities: Contact School District @ 778-4621 for quotation
40 Traffic Mitigation: $3,007
41
42 11. All previous conditions of approval for the Westridge Planned Unit Development shall be
43 adhered to.
44
45 12. If the owner desires perimeter fencing, a City of Petaluma Fence Permit will be required
46 .for review and approval from City of Petaluma Planning Staff.
Reso. 2001-168 NCS Page 3 of 6
3
1 STANDARD SPARC CONDITIONS OF APPROVAL
2
3 1. The site shall be kept cleared at all times of all garbage and debris. No outdoor storage
4 shall be permitted.
5
6 2. External downspouts shall be painted to match background-building colors. Scuppers
7 without drainage pipes may not be installed because of probable staining of walls
8 (overflow scuppers are excepted).
9
10 3. All. trees shall be a minimum fifteen-gallon size (i.e. trunk diameter of at least '/4 inch
11 measured one foot above the ground) unless otherwise specified (e.g.: 24" box or
12 specimen size) and double staked; all shrubs shall be five-gallon size. All landscaped
13 areas not improved with lawn shall be protected with two-inch deep bark mulch as a
14 temporary measure until the ground cover is established.
15
16 4. All plant material shall be served by a City approved automatic underground irrigation
17 system.
18
19 5. All improvements and grading shall comply with the Sonoma County Water Agency's
20 Design Criteria.
21
22 6. All work within the public right-of--way requires an excavation permit from the Division
23 of Public Works.
24
25 7. All planting shall be maintained in good growing condition. Such maintenance shall
26 include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
27 fertilizing and .regular watering. Whenever necessary, planting shall be replaced with
28 other plant materials to insure continued compliance with applicable landscaping
29 requirements. Required irrigation systems shall be fully maintained in sound operating
30 condition with heads periodically cleaned and replaced when missing to insure continued
31 regular watering of landscape areas, and health and vitality of landscape materials.
32
33 8. All conditions of the Building Division, Engineering Department and Fire Marshal's
34 office shall be adhered to.
35
36 9. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
37 commissions, agents, officers, and employees from any claim, action or proceeding
38 against the City, its boards, commission, agents, officers, or employees to attack, set
39 aside, void, or annul, the approval of the project when such claim or action is brought
40 within the time period provided for in applicable State and/or local statutes. The City
41 shall promptly notify the applicants of any such claim, action, or proceeding. The City
42 shall coordinate in the defense. Nothing contained in this condition shall prohibit the
43 City from participating in a defense of any claim, action, or proceeding if the City bears
44 its own attorney's fees and costs, and the City defends the action in good faith.
45
46 Reso. 2001-168 NCS Page 4 of 6
4
1 From the Engineering Section:
2
3 1. All site drainage including downspouts shall be collected 'in an underground storm drain
4 system and discharged into an existing storm drain system.
5
6 2. The maximum allowable driveway slope is fifteen percent.
7
8 3. As part of the building permit application, the applicant shall submit a site plan showing
9 all items on the checklist included as Attachment 4.
10
11 4. All conditions previously set forth in "Resolution N. 89-11 N.C.S. of the City of
12 Petaluma, California" shall be adhered to.
13
14 From the Fire Marshal:
15
16 The Fire Marshal has reviewed the subject application and has the following conditions:
17
18 1. To avoid requests for subsequent submittals, please show or note all Fire Department
19 requirements on plans submitted for building permit.
20
21 2. Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required in
22 residential structures, including extension of sprinklers into the attic, garage, attached
23 porches and carports, bathrooms over 55 square feet, closets over 24 square feet, or 3 feet
24 deep, and other attached structures. These systems shall be calculated for two-head activation
25 for the most remote two heads.
26
27 3. Contractors shall submit to the Fire Marshal's office evidence that the required fire flow of
28 gpms is available at the proposed structure.
29
30 4. All contractors performing work on fire sprinkler systems, either overhead systems or
31 underground fire service mains, shall have a C-16 Contractors License.
32
33 5. Activation of the fire sprinkler system shall sound an interior alarm that will notify all
34 occupied spaces.
35
36 6. For future plan reviews, please provide fully scaled plans. If plans of buildings are not to
37 scale, they will be refused and/or denied and returned.
38
39 7. Post address numbers on or near main entry door. Numbers to be a minimum of four inches
44 high with contrasting background. Must be legible and visible from street.
41
42 8: Address required to be posted at driveway entrance. Reflectorized numbers are acceptable.
43
44 9. All required fire lanes in which no parking is allowed shall be designated by painting curbs
45 red. Where no curbs exist, signs approved by the Fire Marshal shall be installed.
46
Reso. 2001-168 NCS Page 5 of 6
5
1 10. Provisions for Annual Weed/Brush Abatement of the urban interface and the developed area
2 shall be the responsibility of the developer/property owner. A plan that outlines the criteria
3 for provisions of weed abatement shall be developed. This plan shall be approved by the Fire
4 Marshal's office prior to approval of final map of the project. This plan shall include
5 conditions for fire safe landscaping, firebreaks and shall be in accordance with "Fire Safe
6 Standards" developed by the State of California.
7
8 11. Water line from point of connection shall not be smaller than 2-inch, subject to change if
9 sprinkler contractor design calculations change; maybe required to be larger due to hydraulic
10 requirements.
11
l2
13 S: CC-City Council/resolutions/cerfccreso
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 roved as to
Council of the City of Petaluma at a (Re ular) (Adjourned) (Special) meeting f
on the ..24th............ day of ........Se~?tember 20....~~by the
following vote:
City Attorne
AvES:O'Brien,Healy,Torliatt,Maguire,Moynihan, Vice Mayor Cader-Thompson
Mayor Thompson
NOES: None
ABSENT: None
ATTEST:
City Clerk ~ Mayor
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