HomeMy WebLinkAboutResolution 00-221 N.C.S. 12/21/2000 Resolution No. 00-221 N.C.S.
1 of the City of Petaluma, California
2
3
4 APPR®VING THE TENTATTVE SiJ~I)1~ISI®N MAP
5 AND AD®PTING PUI) IDEVEI.,®PIVIENB' STANIDAI~S
6 F®R RIDGE ~W HEIGHTS,
7 APN 019-201-006 & 025
8
9
1o WHEREAS, the Planning Commission held a public hearing on the proposed Tentative
11 Subdivision Map, PUD Development Standards, and Mitigated Negative Declaration, on June 22,
12 1999, after giving notice of said hearing in the manner, for the period, and in the form required by
13 Ordinance No. 1072 N.C.S., as amended; and
14
15 WHEREAS, at the end of the public hearing the Planning Commission voted 6-0 to recommend
16 that the City Council adopt a Mitigated Negative Declaration and approve the project; and
17
is WHEREAS, the City Council held public hearings on the proposed project on August 16th,
19 August 23`d, November 15, 1999, and May 15, 2000 and additional deliberations following the
20 close of the public hearing on November 20~' and .December 11, 2000 after giving notice of said
21 hearing, in the manner, for the period, and in the form required by Ordinance No. 1072 N.C.S., as
22 amended; and
23
24 WHEREAS, the City Council has reviewed the Tentative Subdivision Map, and in accordance
2s with the recommendation of the Planning Commission, finds:
26
27 1. That the Tentative Subdivision Map, as conditioned, is consistent with the provisions of
28 Title 20, Subdivisions, of the Municipal Code, including, but not limited to, providing the
29 required information for processing and approving the map, providing for public
3o improvements and infrastructure, creating buildable lots, and providing access to public
31 streets.
32
33 2. That the Tentative Subdivision Map, as conditioned, is consistent with the provisions of
34 the California Subdivision Map Act, providing the required. information for the processing
35 of map applications, and providing for the required improvements, dedications, and
36 easements.
37
3g 3. That the proposed subdivision, together with provisions for its design and improvements,
39 will not be detrimental to the public health, safety, or welfare. The proposed project is
4o consistent with the General Plan land use designation of Suburban Residential, 0.6 to 2.0
41 dwelling units per acre, which applies to lands away from the urban core with varying lot
42 sizes. The General Plan land use designation is consistent with the PUD zoning
43 designation.
44
Reso. 00-221 NCS Page 1
1
2 4. That the site is physically suitable for the density and the type of development proposed.
3 The project is consistent with the development allotment of 10 lots for the site, established
4 by Resolution No. 91-152 N.C.S., adopted by the City Council in June, 1991, for the
5 Sunnyslope area.
6
7 5. That reasonable public access on public roads is provided for the proposed lots by the
g construction of a new road, which will align with Smith Drive.
9
l0 6. That the design of the subdivision and the proposed improvements will not cause
11 substantial environmental damage, and that no substantial or avoidable injury will occur to
12 fish or wildlife or their habitat. The project will include an "open space scenic easement"
13 to ensure the preservation of a stand of mature trees at the north end of the project site
14 (on Lots 5, 6, and 10), and will comply with the recommendations of the Tree
15 Preservation and Mitigation Report, prepared by Horticultural Associates, February 25,
16 1999.
17
is 7. That the City Council has determined that the addition of a bicycle/pedestrian connection
19 between Sunnyslope Road and Sunnyhill Drive across the proposed subdivision and the
20 "Remaining Lands of Beatie" will result in the project being consistent with Goa12 of the
21 Petaluma General Plan Transportation Element to "improve safety on all streets" and Goal
22 4 to "reduce dependence on the auto by integrating, to the extent feasible, alternative
23 transportation modes as a fundamental component of the City's transportation system", as
24 well as with Program 30 of the Petaluma General Plan Transportation Element to
25 "develop and implement a system of off-road bike paths"; Program 31 to "expand and
26 .improve bicycle routes and connect them to each other and to major destinations";
27 Program 33 which requires "new development and redevelopment to include bicycle
2s routes and parking facilities"; and Policy 14.2 of the Community Character Element
29. requiring "new development to include pedestrian and bicycle circulation within and
3o through the site to connect existing and/or planned Citywide pedestrian and/or bicycle
31 networks."
32
33 WHEIL~AS, the City Council has reviewed the proposed PUD Development Standards, as
34 shown in the attached "Exhibit A," and in accordance with the recommendation of the Planning
35 Commission, finds:
36
37 1. That the PUD Development Standards are consistent with the R-1-20,000 zoning district
3s standards, as amended or revised, and will provide for quality in design of house plans,
39 landscaping, and site plans.
40
41 2. That the plan for the proposed development is compatible with the area and that the
42 variation in lot size, width, and depth is consistent with the intent of Resolution No. 91-
43 152 N.C.S. which allows the Planning Commission and City Council to alter the minimum
44 parcel size and lot dimensions in order to promote the most environmentally sensitive and
Reso. 00-221 NCS Page 2
1 land efficient lotting patterns; and that this will be achieved by clustering the houses
2 towards the lower elevations of the site and preserving significant trees.
3
4 3. That the proposed project has complied with the requirements of CEQA through the
5 preparation and adoption of a Mitigated Negative Declaration prepared for this project,
6 which addresses the potential environmental impacts associated with its development, and
7 that no further environmental analysis is necessary.
8
9 NOW, TH>E>~>F®>~ ~E IT ItESOLVEID that the City Council of the City of Petaluma does
1o hereby approve the Tentative Subdivision .Map and adopt the PUD Development Standards for
11 theRidge View Heights, APN 019-201-006 and 025, subject to the following Conditions of
12 Approval, as revised or modified:
13
14 Conditions of Approval
is
16 From the Planning Department:
17
is 1. Approval is granted for the project in accordance with the Tentative Subdivision Map
19 submitted to the Planning Department, dated March 1, 1999 (revised), project narrative,
20 and proposed PUD Development Standards, as conditioned andlor revised.
21
22 2. Unless otherwise addressed within the PUD Development Standards, all applicable
23 provisions of the Zoning Ordinance, Site Plan and Architectural Review Committee
24 Design Guidelines and Procedures, and the Municipal Code shall apply.
25
26 3. In accordance with the provisions of the Petaluma Municipal Code, the applicant shall pay
27 City Special Development Fees, at time of building permit application or as otherwise
2s required by the Municipal Code, including, but not limited to, the following: sewer
29 connection, water connection, community facilities development, storm drain impact,
30 parks and recreation, school facilities, in-lieu housing, and traffic mitigation fees.
31
32 4. The PUD Development Standards shall be amended to reflect the following: Hours of
33 construction shall be limited to the hours of 8:00 a.m. to 5:00 p.m., Monday through
34 Friday, unless special circumstances warrant additional hours and unless a permit is first
35 secured from the Planning Director prior to the change in hours. No construction shall be
36 permitted on Saturday, Sunday, or legal holidays. There shall be no start up of machines
37 or equipment prior to 8:00 a.m., Monday through Friday. There shall be no delivery of
38 materials or equipment prior to 7:00 a.m. or past 5:00 p.m., Monday through Friday.
39 There shall be no cleaning of machines or equipment and no servicing of equipment past
40 6:00 p.m., Monday through Friday.
41
42 5. House plans and landscaping plans for Lots 1 and 2 shall be subject to the approval of the
43 Site Plan and Architectural Review Committee (SPARC) prior to the submittal for
44 building permits. Plans for Lots 3-9 shall be subject to administrative design review.
45 Plans shall be consistent with the PUD Development Standards for Ridge View Heights,
Reso. 00-221 NCS Page 3
1 the soils reports prepared by Giblin Associates (July 3, 1991 and as amended March 5,
2 1999), and the Tree Preservation and Mitigation Report, prepared by Horticultural
3 Associates (February 25, 1999). Plans shall include color and material samples.
4
5 6. A maximum of 42 inch high fencing shall be allowed on Lots 1 and 2 on the Sunnyslope
6 Road frontage. Fencing 6 ft. or higher shall not extend toward Sunnyslope Road beyond
~ the wall of the house. The front of the porch shall not be considered the wall of the house.
s Fencing shall be shown on landscape plans submitted for SPARC approval.
9
10 7. Lot 2 shall front on Sunnyslope Road. Plans submitted for SPARC approval shall reflect
11 the following: sufficient driveway area for Lot 2 to allow for turnaround of parked cars;
12 no backout onto Sunnyslope Road shall be allowed; Lot 2 shall also provide for adequate
13 driveway area to accommodate guest parking.
14
15 8. The Grant of Private Open Space Scenic Easement shall be revised to include the
16 following provisions:
17
1s~ a. No trees shall be removed, other than fruit trees, without prior City approval;
19
20 b. The provision regarding open wire fencing shall be revised to delete the reference
21 to wood fencing and to read as follows:
22
23 "Open wire fencing (with wood posts and cap optional) is the only fencing
24 allowed adjacent to or inside the open space scenic easement."
25
26 9. The Grant of Private Open Space Scenic Easement shall be recorded on the title to Lots 5,
27 6, and 10 by the applicant. A copy of the recorded document shall be provided to the
2s Planning Department prior to the issuance of any building pernuts for any of the lots.
29
30 10. All mitigation measures outlined in the Initial Study for Ridge View Heights and all
31 applicable mitigation measures adopted with the Proposed Sunnyslope Assessment
32 District and Annexation EIR, accepted by the City Council in 1991, shall apply.
33
34 11. For projects involving improvements on existing streets or substantial construction traffic
35 and heavy equipment, the applicant shall provide a Traffic Control Plan for review and
36 approval of the City's Traffic Engineer, prior to issuance of a building or grading permit.
37 At least one-lane of traffic in each direction shall be maintained at all times through the
3s construction period, unless a temporary detour plan is .submitted and approved the City
39 Traffic Engineer. Heavy construction traffic and haul trucks shall avoid school zones
4o between school arrival and departures times.
41
42 12. During non-working hours, open trenches and construction hazards shall be provided with
43 signage, flashers, and barricades approved by the Street Superintendent to warn oncoming
44 motorists, bicyclists, and pedestrians of potential safety hazards.
45
Reso. 00-221 NCS Page 4
1 13. All road surfaces shall be restored to pre-project conditions after completion of any
2 project-related utility installation activities. All trench pavement restoration within
3 existing asphalt streets shall receive a slurry seal. If the trench cut is within the parking
4 strip, then only the parking strip needs a slurry seal. Otherwise, half the street shall
5 receive a slurry seal.
6
14. Any pedestrian access through and/or adjacent to the project site shall remain
s unobstructed during project construction or an alternate route established as approved by
9 the Police Chief and City Engineer
to
11 15. The applicant shall incorporate street lights along all public right-of--ways in the project
12 design to conform to the City standard spacing and illumination requirements. The street
13 lights shall have standard metal fixtures. The applicant shall provide verification that all
14 lights meet PG&E's LS2 rating system, prior to City acceptance of improvements.
15
16 16. The applicants/developers shall defend, indemnify, and hold harmless the City or any of its
17 boards, commissions, agents, officers, and employees from any claim, action, or
18 proceeding against the City, its boards, commissions, agents, officers, or employees to
19 attack, set aside, void, or annul the approval of the project when. such claim or action is
20 brought within the time period provided for in applicable State and/or local statutes. The
21 City shall promptly notify the applicants/developers of any such claim, action, or
22 proceeding. The City shall coordinate in the defense. Nothing contained in this condition
23 shall prohibit the City from participating in a defense of any claim, action, or proceeding if
24 the City bears its own attorney's fees and costs, and the City defends the action in good
25 faith.
26
27 17. An access easement shall be recorded on the title to Lot 9 providing driveway access from
2s the new street to the Lake property. The easement shall be shown on the Final Map and
29. recorded on the title to Lot 9. Final location of the driveway access shall be subject to the
30~ approval of the Planning Department. A copy of the recorded document shall be provided
31 to the Planning Department prior to the issuance of any building permits for any of the
32 lots.
33
34 18. The Tentative Map shall be limited to a maximum density of 10 single-family dwelling
35 units. Remainder parcel shall not be further divided.
36
37 19. A City standard sidewalk on Sunnyslope Road, with a crosswalk at the intersection of
3g Rosewood Court and Smith Drive, shall be required in accordance with standard
39 Engineering condition. The addition of the crosswalk shall be subject to the review and
4o approval of the City Traffic Committee.
41
42 20. Retaining walls up to five feet shall be allowed as indicated in the PUD Development
43 Standards, subject to staff review and approval.
44
45
Reso. 00-221 NCS Page 5
1 21. A bicycle/pedestrian path shall be provided between Sunnyslope Road and Sunnyhill
2 Drive. Said path shall include the following components: the proposed public street to be
3 constructed as part of the subdivision; the proposed public drainage easement on Lot 6;
4 and an easement to be dedicated along the westerly edge of the "Remaining Lands of
5 Beatie" in the general location shown on attached Exhibit "B". The proposed drainage
6 easement on Lot 6 shall be dedicated at a sufficient width to accommodate a
7 bicycle/pedestrian path consistent with City standards and this portion of the path shall be
s constructed as part of the other required public improvements of the subdivision. Prior to
9 approval of the final map, the property owner of the "Remaining Lands of Beatie" shall
1o make an irrevocable offer of dedication of an easement for that portion of the
11 bicycle/pedestrian path on the "Remaining Lands of Beatie". The City shall not exercise
12 said offer of dedication until such time as the ownership of the property transfers from the
13 current owner (Dr. and Mrs. Jerome Beatie) or their heirs. The final map shall include the
14 location and design of the entire bicycle/pedestrian path, including .suitable, convenient
15 access to and from Sunnyhill Drive on the north and the proposed public street on the
16 south, subject to the review and approval of the City's Bicycle Advisory Committee.
17
18
19 22. The applicant/developer shall pay the following estimated Development Impact Fees:
20
21 • Sewer Connection: $ 2,550/unit
22 • Water Connection: Contact Water Field Office at 778-4392
23 • Community Facilities: $ 863.50/unit (except Lot 10)
24 • Storm Drain: $ 462.60/unit (except Lot 10)
25 • Parks and Recreation: $ 3,974/unit (except Lot 10)
26 ® School Facilities: Contact School District at 778-4621
27 ® In-lieu Housing: $ 2,400/unit (except Lot 10) (collected at escrow)
28 • Traffic Mitigation: $ 3,007/unit (except Lot 10)
29 • Digitized Data: $ 100 ($10/lot)
30
31 From the En ing Bering Department:
32
33 1. Frontage Improvements.
34
35 a. Frontage improvements shall be required as indicated along Sunnyslope Road
36 including the construction. of sidewalk along the parcel frontage as shown on
37 tentative map. Any existing portions of broken or damaged curb and gutter shall
38 be removed and replaced. Note that the existing six foot wide concrete gutter pan
39 acting as a bike lane .shall be continued across the entrance to Rosewood Court
4o and a standard valley gutter must be formed.
41
42 b. Streetlights shall be required along the frontage according to current street light
43 standards and must be approved by the Traffic Engineer.
44
45 c. Right-of--way dedication shall be required as indicated along Sunnyslope Road.
Reso. 00-221 NCS Page 6
1
2 d. Overhead utilities along the frontage of this project and traversing the site shall be
3 placed underground. Undergrounding shall be continued to the nearest poles off-
4 site in both directions along Sunnyslope Road.
5
6 e. Signing and striping shall conform to City standards.
7
8 Z. Crrading.
9
to a. Provide an applicable grading plan indicating the grading for each lot, cut and fill
11 calculations, and drainage patterns for each lot. Pad elevations, spot elevations
12 and slopes shall be shown on the map.
13
14 b. An erosion. control plan shall be prepared.
15
16 c. Any existing structures above or below ground that are abandoned or not needed
17 shall be removed. Structures shall include, but not be limited to, fences, retaining
18 walls, pipes, debris, septic systems, etc.
19
20 3. Streets.
21
22 a. Rosewood Court shall be 32 feet wide from face of curb to face of curb with
23 parking allowed on both sides of the street. The cul-de-sac design shall
24 accommodate fire truck turning requirements. Sidewalk shall extend to the end of
2s the cul-de-sac along both sides of the street. Standard curb and gutter shall be
26 constructed.
27
28 4. Site Drainage and Storm Drains.
29
3o a. Lot-to-lot surface drainage is not allowed unless collected at property lines with a
31 drop inlet storm drain system. Private storm drain systems shall require easements
32 and recorded maintenance agreements. Concentrated surface drainage shall not be
33 allowed over sidewalks or curbs but shall be directed to the public street with
34 sidewalk underdrains. Those swales exceeding 8 percent slope shall have
35 permanent erosion protection.
36
37 b. All site drainage improvements shall be designed and constructed in conformance
38 with the minimum requirements of the Sonoma County Water Agency Flood
39 Control Design Criteria and shall be subject to review and approval of the Sonoma
4o County Water Agency prior to Final Map approval.
41
42 c. The proposed public storm drain must be located in the paved portion of
43 Rosewood Court.
44
Reso. 00-221 NCS Page 7
1 d. The developer shall comply with the Petaluma Municipal Code Section 20.36.010
2 and 20.36.020 which requires the developer to pay storm drainage impact fees (as
3 calculated in Chapter 17.30) on construction in all sections of the City of
4 Petaluma.
5
6 e. Prior to construction, the applicant shall obtain coverage under the State of
7 California General National Pollutant Discharge Elimination System (NPDES)
g Permit for construction activities (General Permit) and develop and implement a
9 Storm Water Pollution Prevention Plan (SWPPP) subject to review and approval
to by the City and Regional Water Quality Control Board.
11
12 S. Site Sanitary Sewer and Water Systems.
13
14 a. This project shall utilities the existing sanitary sewer, storm drain, and water main
is stubs located along the parcel frontage. The developer shall reimburse the City for
16 the cost of providing utility stubs as determined by the Engineering Department.
17 Note that any additional service connections necessary along Sunnyslope Road
1g (i.e., gas, electric, cable TV, etc.) shall be bored and jacked rather than trenched to
19 conform to the "no cut" policy along the aforementioned road.
20
21 b. Fire flow and fire suppression systems must be approved by the Fire Marshal's
22 office. Water pressure calculations shall be required for this development verifying
23 the system adequacy for fire flows and. domestic service. This item. shall be
24 verified concurrent with improvement plan review.
25
26 c. The proposed water and sanitary sewer service to the existing residence shall be
27 provided from Sunnyhill Drive.
2s
29 d. All existing public improvements located in the adjacent streets, including sanitary
3o sewer, storm drain, and water mains, shall be shown on the plans.
31
32 e. Lot 2 shall have a sanitary sewer lateral connection to the proposed sanitary sewer
33 main in Rosewood Court.
34
35 6. Final Map.
36
37 a. Show all existing or proposed easements that are within the boundary of this
38 subdivision.
39
4o b. Provide documentation of any existing off-site easements (public or private) that
41 are to be used by this subdivision.
42
43 c. Provide the necessary easements for public or private water, sanitary sewer, and
44 storm drain facilities.
45
Reso. 00-221 NCS Page 8
1 d. Provide the necessary easements for private or public access.
2
3 e. Prepare the necessary private roadway, sanitary sewer, water line, and storm drain
4 maintenance agreements for recordation with the parcel map. These agreements
5 shall also specify the timing and maintenance and be in a form acceptable to City
6 staff.
7
s f. The dedication of easements shall be shown on the parcel map or a separate
9 documents from the responsible party.
to
11 g. Recorded map information and sources must be provided for all adjoining streets
12 and parcels. In addition, the centerline distances between monuments, bearings
13 and distances, proposed monuments to be set, and ties from the centerline to the
14 existing right of way must be shown on the map to locate the property corners.
15
16 h. Provide a ten foot wide public utility easement (PUE) adjacent to the public right
17 of way if required by PG & E.
18
19
20 7. General Conditions.
21
22 a. The developer shall keep the existing public streets clean that are used for access
23 to the site during construction.
24
25 b. The developer shall prepare improvement plans and a final map, pay applicable
26 fees, and submit the required reports and/or documents according to the latest City
27 codes, ordinances, resolutions, policies, and standards.
28
29 From the Fire Department:
30
31 1. The fire hydrant at turnout should be located on the slightest grade possible (away from
32 the 13 percent grade).
33
34 From the Building Division:
35
36 1. Grading must be certified when completed to indicate compliance with approved plans and
37 will be required for occupancy.
38
39 2. Certify finished flood elevation before occupancy.
40
41 3. Where ground slopes greater than 1 on 10, foundation shall be stepped per Uniform
42 Building Code 1806.2.
43
44 4. Soils with expansion index greater than 20 requires special design foundation per Uniform
45 Building Code 1803.2.
Reso. 00-221 NCS Page 9
1
2 5. All retaining walls shall meet the requirements of the 1994 UBC, .and shall comply with
3 Petaluma Standards Ordinance No. 1727/1988.
4
5 6. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
6
7 7. Indicate all utilities on site plan.
8
9 8. Driveway gradient shall comply with Ordinance No. 1533/1982.
10
11 9. Responsible party to sign plans.
12
13 10. Submit soils report to verify foundation design.
14
15 11. Indicate group occupancy, type of construction, square footage.
16
17 12. Plans must show compliance with 1994 UBC, UPC, UMC, and 1993 NEC. Plans must
18 also show compliance with current Title 24 Energy Conservation and/or Disabled Access
19 Requirements.
20
21 13. Provide structural calculations for all non-convention design items.
22
23 14. Detail all drainage swales.
24
25 From the Public Works Department:
26
27 1. All storm drain systems that do not drain City streets shall be privately maintained.
28
29
ro
ro
Under the power and authority conferred upon this Council by the Charter of said City. ~j
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the f=
Council of the City of Petaluma at a Regular meeting on, December 21, 200 , Approved as to
by the following vote: ~~~~fo
City Attorney ~
AYES: Cader-Thompson, Keller, Maguire, Hamilton, Mayor Thompson C
NOES: None
ABSENT: Healy, Vice Mayor Torliatt
t
O
ATTEST:
oe~uit'ity Clerk Mayor
Z
Reso. 00-221 NCS Page 10