HomeMy WebLinkAboutResolution 99-055 N.C.S. 03/08/1999 j.
~ZesolutiOn 110. 99-55 1~.C.S.
of the City of Petaluma, California
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8 APPROVING THE VESTING TENTATIVE SUBDIVISION MAP FOR THE PREMO
9 SUBDIVISION - A PROPOSED 10.04 ACRE RESIDENTIAL DEVELOPMENT
10 ADDRESSED AS 398 SUNNYSLOPE ROAD, AP No. 019-203-006
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13 WHEREAS, Justice Eugene Georgine Premo, as owners, have filed with the City Council a
14 Vesting Tentative Subdivision Map to subdivide land to be known as Premo Subdivision and
15 have paid all required filing fees; and
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17 WHEREAS, the Planning Commission has examined and reviewed the same as required by law,
18 and all reports, recommendations, and comments therein have been forwarded to and considered
19 by this Council at meeting held on March 8, 1999;
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21 NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds for the Vesting
22 Tentative Subdivision Map reviewed by the Planning Commission on January 12, l 999 is hereby
23 approved as follows:
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25 Findings for Vesting Tentative Subdivision Map
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27 1. The proposed Premo Vesting Tentative Subdivision Map, as conditioned, is in general
28 conformity with the Suburban land use category and other applicable provisions of the
29 General Plan.
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31 The proposed density adheres to the Suburban General Plan land use category and the
32 Sunnyslope Annexation and Assessment District.
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34 2. The proposed Premo Vesting Tentative Subdivision Map, as conditioned, is in general
35 conformity with the standards and intent of the PUD Zoning District and other applicable
36 provisions of the Petaluma Zoning Ordinance.
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Resolution No. 99-55 N.C.S. Page 1 Of 10
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3 The proposed uses of the Planned Unit District (PUD) comply with allowed uses of the
4 R-l, 20,000 One Family Zoning District. Additionally, the allowed uses incorporate the
5 provisions of Article 19A of the Zoning Ordinance for development standards, and
6 permitted and conditional uses.
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8 3. Pursuant to Ordinance 1994 NCS, regulating access for lots to public streets, the most
9 logical development of the land requires that proposed Lots 1-3 be served by private
10 driveway access easements, in order to minimize the grading impacts to the land, and
11 establish lotting patterns for the Premo Subdivision which are compatible with
12 surrounding development and City policies pertaining to hillside development.
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14 4. The requirements of the California Environmental Quality Act have been met through
15 preparation of an Initial Study and adoption of a Mitigated Negative Declaration, to avoid
16 or reduce to a level of insignificance, potential impacts of the Premo Subdivision.
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18 A Mitigation and Monitoring Program has been created for the Premo Subdivision. City
19 staff will monitor the development of the project to insure that all mitigation measures are
20 adhered to.
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22 5. The proposed Premo Vesting Tentative Subdivision Map, as conditioned, is in general
23 conformance with the Petaluma Subdivision Ordinance and other applicable provisions of
24 the Petaluma Municipal Code (PMC). In accordance with the provisions. of PMC Section
25 20.32.230, the public safety is not jeopardized by sidewalks on one side of Wallenberg
26 Way. Further, the use of reduced street standards pursuant to PMC Section 20.32.270 will
27 result in the best possible utilization of the land to be subdivided given consideration to
28 the topography and natural cover of the land and the general character of the proposed
29 subdivision.
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31 Conditions For Vesting Tentative Map Approval:
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33 1. The following requirements of the Engineering Department shall be met:
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Reso. 99-55 NCS Page 2 of 10
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3 A. Frontage Improvements
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5 1. Streetlights shall be required along the frontage according to street light
6 standards.
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8 2. All utility services requiring connections to service mains along
9 Sunnyslope Road, including water, sanitary sewer, storm drain, gas, and
10 electric, shall be bored and jacked rather than trenched to conform to the
11 "No cut'' policy along the aforementioned road.
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13 3. Right-of--way dedication shall be required as indicated along Sunnyslope
14 Road.
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16 4. Overhead utilities along the frontage of this project and traversing the site
17 shall be placed underground. Undergrounding shall be continued to the
18 nearest poles off-site in both directions along Sunnyslope Road.
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20 B. Grading
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22 1. Provide an applicable grading plan indicating the grading for each lot, cut
23 and fill calculations, and drainage patterns for each lot. Pad elevations,
24 spot elevations and slopes for all improvements, existing and proposed.
25 utilities (including service laterals), and surface drainage improvements
26 shall be shown on the map.
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28 2. An erosion control plan shall be prepared by the developer. Review and
29 field inspection will be conducted by the Engineering Department.
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1 3. Drainage swales shall be collected in a conduit and directed through the
32 curb face or to a storm drain system.
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Reso. 99-55 NCS Page 3 of 10
3 4. Any existing structures above or below ground that are abandoned or not
4 needed shall be removed. Structures shall include, but be limited to,
5 fences, retaining walls, pipes, debris, septic systems, etc.
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7 C. Streets
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9 1. The street widths and parking bays for the extension of Wallenberg Way
10 shall be as proposed on the Tentative Map/PUD Plan. The project shall be
11 responsible. for constructing Wallenberg Way between the end of
12 construction on Suncrest Estates Subdivision and the boundary of this
13 project. The cul-de-sac design shall accommodate fire truck turning
14 requirements. Sidewalk shall extend to the end of the cul-de-sac. City
15 standard curb and gutter shall be constructed along the entire length of
16 Wallenberg Way. Pavement calculations must be submitted for the public
17 street.
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19 2. Engineered driveways shall be required for future building permits.
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21 D. Site Drainage and Storm Drains
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23 1. Lot-to-lot surface drainage is not allowed unless collected at property lines.
24 with a drop inlet storm drain system. Private storm drain systems shall
25 require easements and recorded maintenance agreements. Concentrated
26 surface drainage shall not be allowed over sidewalks or curbs but shall be
27 directed to the public street with sidewalk underdrains.
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29 2. All site drainage improvements shall be designed. and constructed in
30 conformance with the minimum requirements of the Sonoma County
31 Water Agency Flood Control Design Criteria and shall be subject to
32 review and approval of the Sonoma County Water Agency and the City
33 Engineer prior to Final Map approval.
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Reso. 99-55 1VCS Page 4 of 10
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3 3. Skewed crossing between storm drain and other proposed utilities shall not
4 be permitted. The proposed utility assignments should parallel the street
5 alignment as close as possible to avoid such crossing conflicts.
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7 4. The storm drain along Sunnyslope Road shall be extended beyond the
8 proposed driveways to collect upstream flows and avoid installation of a
9 catch basin at the driveway approach.
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11 E. Site Sanitary Sewer and Water Systems
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13 1. This project shall utilize the existing sanitary sewer, storm drain, and
14 water mains located in the most easterly corner of the property. The
15 developer shall reimburse the City for the cost of providing utility stubs as
16 determined by the Engineering Department.
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18 2. The proposed public sanitary sewer main must be located in the paved
19 portion of Wallenberg Way.
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21 3. All finished floor elevations exceeding 160 feet shall require booster pump
22 systems for fire sprinkler and domestic water pressure. Calculations must
23 be provided for those lots requiring such systems. Show details of private
24 pumps and water lines for individual lots. Provide separate one (1) inch
25 water service, meter, and pump systems for lots 4 through 10. Services
26 and meters for lots 4 through 10 shall be located at the end of the City
27 maintained water main.
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29 4. The design of the private water services and private fire line must be
30 reviewed and approved by the Fire Marshal's office.
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Reso. 99-55 NCS Page 5 of 10
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3 5. A private ductile iron fire line extending from the end of the City
4 maintained main (located at the fire hydrant at the rear of lot 2) to the end
5 of the cul-de-sac must be installed. The formation of a homeowners
6 association or other financial mechanism acceptable to the City Engineer
7 shall be required to maintain the private fire line.
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9 6. Fire flow and fire suppression systems must be approved by the Fire
10 Marshal's office. Submit fire flow calculations.
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12 7. A separate water meter shall be provided for landscape irrigation systems
13 or as required by staff.
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15 F. Final Map
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17 1. Show all existing or proposed easements that are within the boundary of
18 this subdivision.
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20 2. Provide documentation of any existing off site easements (public or
21 private) that are to be used by this subdivision.
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23 3. Provide the necessary easements for public or private water, sanitary
24 sewer, and storm drain facilities.
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26 4. Provide the necessary easements for private or public access.
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28 5. Prepare the necessary private roadway, sanitary sewer, water line and
29 storm drain maintenance agreements for recordation with the subdivision
30 map.
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32 6. The dedication of easements shall be shown on the subdivision map or as
33 separate documents from the responsible party.
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Reso. 99-55 NCS Page 6 of 10
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3 7. Recorded map information and sources must be provided for all adjoining
4 streets and parcels. In addition, the centerline distances between
5 monuments, bearings and distances, proposed monuments to be set, and
6 ties from the centerline to the existing right of way must be shown on the
7 map to locate the property corners.
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9 8. All private driveways, water lines, storm drainage, and sanitary sewer
10 serving multiple lots shall be contained in private easements. A document
11 shall be created and recorded to provide a maintenance mechanism for the
12 private driveway(s) and utilities.
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14 9. Provide a ten foot wide public utility easement (PUE) adjacent to the
15 public right-of--way if required by PG&E.
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17 G. General Conditions
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19 1. The developer shall keep the existing public streets clean that are used for
20 access to the site during construction.
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22 2. The developer shall prepare improvement plans and a final map, pay
23 applicable fees, and submit the required reports and/or documents
24 according to the latest City codes, ordinances, resolutions, policies and
25 standards.
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27 2. The following requirements of the Fire Marshal shall be met prior to construction:
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29 a. Provide access, a minimum twenty (20) feet, exclusive of on street parking, all
30 asphalt surface with thirteen feet-six inches (13'6") vertical height clearance.
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32 b. The maximum allowable grade for driveways and roadways is 12%. Special
33 allowances for up to a maximum of 15% may be granted with the approval of the
34 Fire Marshal and City Engineer.
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Reso. 99-55 NCS Page 7 of 10
4 c. Minimum fire flow required for this project is 1,000 gallons for non-sprinklered
5 buildings and 500 gallons for sprinklered buildings, per minute, at 20 pounds per
6 square inch (psi).
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8 d. Add as a general note to plans:
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10 1. No combustible construction is permitted above the foundation unless an
11 approved asphalt surfaced road is provided to within one hundred-fifty
12 (150') of the farthest point of a building or structure.
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14 2. All fire hydrants for the project must be tested, flushed, and in service
15 prior to the commencement of combustible constriction on the site.
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17 e. Water supply for fire fighting purposes to the structure(s) above 160' shall be
l 8 provided via a dry hydrant fire main. The dry hydrant main shall be supplied by a
19 fire department comlection (FDC) within 20' of .the last hydrant on the city main.
20 Location of hydrants on the dry main shall be provided every 300' and at the top
21 of the hill within 1 SO' of the structure(s). The dry main shall be designed to
22 handle minimum fire flows of 500 gpm @ 20 psi with a minimum main size of
23 8". The main shall be installed to city standards and specifications. Signs and/or
24 markers identifying the dry hydrant main shall be provided as approved by the
25 Fire Marsha].
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27 The following requirements shall be inet prior to occupancy of the units:
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29 £ Residential buildings constructed at or above one hundred-sixty feet (160) in
30 elevation are required to have a residential fire sprinkler system. Attention is
31 directed to lots 4 through 10 and the dwelling at the end of the 20' right-of--way.
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33 g. Because the structures on the hill are within the high fire hazard severity zone, the
34 following additional conditions will apply:
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Reso. 99-55 NCS Page 8 of 10
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4 1. Structures at or above the 160' elevation shall have class A roofs. For roof
5 coverings where the profile allows a space between the roof covering and
6 roof decking, the space at the eave ends shall be fire stopped to preclude
7 entry of flames or embers. Combustible eaves, fascias and soffits shall be
8 sheathed with solid materials with a minimum thickness of 3/4 inch. No
9 exposed rafter tails shall be permitted unless constructed of heavy timber
10 materials. Exterior windows, window walls and skylights shall be
11 tempered glass or multi-layered glazed panels.
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13 2. Exterior walls shall be constructed of non-combustible materials.
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15 3. Attic ventilation openings, foundation or underfloor vents, or to other
16 ventilation openings in vertical exterior walls and vents through roofs shall
17 not exceed 144 sq. inches each. Such vents shall be covered with non-
18 combustible corrosion-resistant mesh with openings not to exceed 1/4".
19 Attic ventilation openings shall not be located in soffits, in eave
20 overhangs, between rafters at eaves, or in other overhead areas. Gable end
21 and dormer vents shall be located at least 10' from property lines.
22 Underfloor ventilation openings, if any, shall be located as close to grade
23 as practical.
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25 h. Provisions for annual weed/brush abatement of the urban interface and the
26 developed area shall be the responsibility of the developer/property owner. A plan
27 that outlines the criteria for provisions of weed abatement shall be developed.
28 This plan shall include but not be limited to the following criteria:
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30 1. Defensible space area of 30' around structures in lots above 160' either
31 man made or natural, where material capable of allowing fire to a spread
32 unchecked must be treated, cleared, modified or fire resistive to slow the
33 rate and intensity of an advancing wildfire.
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Reso. 99-55 NCS Page 9 of 10
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3 2. Trees within the defensible space shall be provided with a distance
4 between crowns from adjacent trees, structures, or unmodified fuel of not
5 less than 15'.
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7 3. Areas within 10' of each side of portions of the road/driveway leading up
8 the hill shall be cleared of grass/brush and/or planted with fire resistive
9 vegetation.
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11 4. Fire breaks and/or disked trails up to 30' wide shall be provided and
12 identified on the plan and maintained throughout the fire season. Location
13 of breaks/trails shall be approved by the Fire Marshal.
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15 i. Due to available water and pressure, the furthest point of structures on lots above
16 160' shall not be in excess of 150' from the street as measured in an approved
17 route around the exterior of the building.
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19 3. All mitigation measures adopted in conjunction with approval of the Mitigated Negative
20 Declaration for the Premo Subdivision are incorporated herein by reference as conditions
21 of project approval.
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25 s:Acc- city council~reports\premo.doc/ed
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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 Approved as to
Council of the City of Petaluma at a (Regular) (Adjourned) (1~]6~C meeting`~f
on the- ..$.t11 day of ........JY~arch................-•--•-•--............, 19.9.., by the
following vote:
City Attorney
AYES: Healy, Torliatt, Cader-Thompson, Hamilton, Maguire
NOES: None
ABSENT: Vice Mayo 1 ayor Thompson
ATTEST: --~,1
City Clerk Councilmember Hamilton
Council File_...._...~.Q
cn u.-~~ ,zs. N,,.... 9.9-5.5........... N.cs. Page 10 of 10