HomeMy WebLinkAboutResolution 99-064 N.C.S. 03/15/1999 ~~$®11$1®11 110. 9 9-6 4' : l~ .'1... 5 .
of the City of Petaluma, California
2
3
4
5 ADOPTING A NEGATIVE DECLARATION AND APPROVING A TENTATIVE
6 SUBDIVISION MAP FOR BANTAM TERRACE
7 AT 700 BANTAM WAY, portion of APN 006-441-022
8
9
10 WHEREAS, the Planning Commission held a public hearing on the proposed General Plan
I1 Amendment and Tentative Subdivision Map on October 27, 1998, after giving notice of said
12 hearing, in the manner, for the period, and in the form required by Ordinance No. 1072 N.C.S.,
13 as amended; and
14
15 WHEREAS, at the end of the public hearing the Planning Commission voted 5-0 to
16 recommend that the City Council adopt a Negative Declaration and approve the project; and
17
18 WHEREAS, the City Council held a public hearing on the proposed project on February 1,
19 1999, after giving notice of said hearing, in the manner, for the period, and in the form required
20 by Ordinance No. 1072 N.C.S., as amended; and
21
22 WHEREAS, the City Council finds that, pursuant to Article 6, Negative Declaration Process, of
23 the California Environmental Quality Act (CEQA) Guidelines, the requirements of CEQA have
24 been satisfied through the preparation of an Initial Study, and that a Negative Declaration is
25 appropriate to the project, based on the following findings:
26
27 Findings for Mitigated Negative Declaration:
28
29 1. An Initial Study has been prepared and proper notice provided in accordance with
30 CEQA and local guidelines.
31
R~oiut~~,xo. 99-64 x.cs. Page 1 of 15
Page 1
1 2. Based upon the Initial Study and comments received, potential impacts could be
2 avoided or reduced to a level of insignificance by mitigation measures attached as
3 conditions of approval. There is no substantial evidence that the project, as conditioned,
4 would have a significant effect on the environment.
5
6 3. A monitoring program has been included to ensure compliance with the adopted
7 mitigation measures.
8
9 4. The project does not have the potential to affect wildlife resources as defined in the Fish
l o and Game Code, either individually or cumulatively and is exempt from Fish and Game
i 1 filing fees because it is proposed on a vacant, infill site surrounded by urban
12 development with none of the resources as defined in the Code.
13
14 5. The project is not located on a site listed on any Hazardous Waste Site List compiled by
15 the State pursuant to Section 65962.5 of the Government Code.
16
]7 6. The Planning Commission reviewed the Initial Study/Negative Declaration and
i 8 considered the comments before making a decision on the project.
19
20 7. The record of proceedings of the decision on the project is available for public review at
2l the City of Petaluma Planning Department, City Hall, 11 English Street, Petaluma,
22 California.
23
24 WHEREAS, the City Council has reviewed the Tentative Subdivision Map, and in accordance
25 with the recommendation of the Plamling Commission, finds that:
26
27 Tentative Subdivision Map Findings:
28 1. The proposed subdivision, as conditionally approved, together with provisions for its
29 design and improvement; is consistent with the General Plan as awell-designed
3o development that is harmonious with its setting and.. provides adequate pedestrian and
3 ~ vehicle access and services to the proposed lots.
Reso. 99-64 NCS Page 2 of Z5
Page 2
1
2 2. The site is physically suitable for the Urban Standard density of 2.6 residential units per
3 acre as proposed.
4
5 3. The Tentative Subdivision Map provides reasonable public access from Bantam Way to
6 the proposed lots.
7
8 4. The proposed map, subject to the following conditions, complies with the requirements
9 of the Municipal Code, Chapter 20.20, and the Subdivision Map Act.
10
I1 5. The proposed map has complied with the requirements of CEQA, through the
12 preparation and. adoption of a Mitigated Negative Declaration prepared for this project
13 which addresses the potential environmental impacts associated with its development,
t4 and no further environmental analysis is necessary.
15
16 6. The design of the subdivision and the type of improvements will not cause public health
17 problems as the improvements including sanitary sewer, storm drains and water
8 systems, are designed to the satisfaction of the City Engineer.
19
20 7. Omission of a public sidewalk on the south side of the new public street will not
2l jeopardize public safety.
22
23 NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Petaluma does
24 hereby adopt a Negative Declaration and approve the Tentative Subdivision Map for the
25 Bantam Terrace Subdivision, 700 Bantam Way APN 006-441-022, subject to the following
26 Mitigation Measures and Conditions of Approval:
27
28 Mitigation Measures:
29
30 1. Grading, drainage and improvement plans shall include measures to mitigate soil erosion
31 as established in Title 17 of the Petaluma Municipal Code.
Reso. 99-64 NCS Page 3 of 15
Page 3
1
2 2. Watering of the site to reduce airborne dust levels shall be implemented if dust generated
3 during grading of the site threatens to travel off-site due to wind currents.
4
5 3. A geotechnical report shall be submitted with the grading plan to the Building,
6 Engineering and Planning Departments for their review and approval.
7
8 4. Grading shall conform to the soils investigation report for this subdivision. The
9 Geotechnical Engineer shall investigate and make recommendations regarding the
to stability of the slope along the proposed public street adjacent to the school. The top of
11 slope shall be at least 5 feet from the face of curb. Any grading on adjacent property shall
12 require permission from adjacent property owner.
13
14 5. Construction activities shall comply with applicable Zoning Ordinance and Municipal
15 Code Performance Standards (noise, dust, odor, etc.).
16
17 6. At no time shall future activities exceed Performance Standards specified in the Uniform
t 8 Building Code, Section 22-301 of the Petaluma Zoning Ordinance, and the 1987
l9 Petaluma General Plan.
20
21 7. All motor-powered equipment shall be properly equipped with systems to reduce
22 emissions and shall be shut down if not in use. Haul trucks carrying dirt on or off-site
23 shall be covered with tarps.
24
25 8. Prior to issuance of a building permit, the project proponent shall be responsible to pay a
26 proportionate share for storm drainage system impacts pursuant to the City's Special
27 Development Fees.
28
Reso. 99-64 NCS Page 4 of 15
Page 4
1 9. All grading and excavation activity shall be completed prior to the onset of the rainy
2 season (October 15 through April 15). All new drainage facilities shall be in place and in
operation at that time. Extensions for grading and drainage facilities work may be allowed
4 in consultation with the Petaluma City Engineer, based on the sensitivity of the specific
5 project area to erosion, sedimentation and the effectiveness of temporary (rainy season)
6 erosion measures to be implemented by the applicant.
7
8 10. Public Improvement Plans submitted shall include provisions for storm water runoff
9 management. The submittal shall reflect installation of permanent signs at drop inlets to
t o the public storm drain system, which prohibit the deposit of hazardous materials into the.
11 system.
12
13 11. Prior to the submittal of Final Map and Public Improvement Plans, the applicant shall
14 provide documentation indicating that the storm drain system traversing school property
l5 is public rather than a private system. If documentation is not provided, then two storm
16 drain system options shall be available; subject. to review and approval of City staff.
17
18 a. Direct the storm drain to the public storm drain system in Bodega Avenue via
19 Bantam Way.
20
21 b. Investigate the location and condition of the existing storm drain system on school
22 property. Repair and upgrade any deficient or substandard sections including
23 relocation for access. Provide the necessary easements and documentation for the
24 storm drain system to be dedicated to the city for maintenance.
25
26 12. Construction hours shall be limited to between the hours of 7:00 a.m. to 5:00 p.m.,
27 Monday through Friday, 8:00 a.m. to 5:00 p.m. on Saturday; none on Sunday and
28 holidays recognized by the City of Petaluma.
29
reso. 99-64 NCS Page 5 of 15
Page ~
1 13. This project shall be subject to the City's Special Development Fees as estimated below:
2
3 Sewer Connection: $2,550/unit
4 Water Connection: To be determined based on meter size.
5 Community Facilities: $838.50/unit
6 Storm Drain Impact: $578.57/uiut
7 Parks Land Impr.: $3,974hulit
8 School Facilities: Contact School District @ 778-4621
9 In-Lieu Housing: $2,400/unit
10 Traffic Mitigation: $3,007/unit
11
l2 14. The applicant shall provide documentation indicating that the sanitary sewer system
13 traversing school property is Public. If documentation is not provided, then three sanitary
~4 sewer system options shall be available, subjectto review and approval of City staff:
l~
16 a. Direct the sanitary sewer from this project to a public sanitary sewer system in
~ 7 another location.
18
19 b. Designate the proposed sanitary sewer system private and provide a maintenance
20 agreement between the new property owners and the school district including the
21 necessary documents and easements.
22
23 c. Investigate the location and condition of the existing sanitary sewer system on the
24 school property. Repair and upgrade any deficient or substandard sections
25 including relocation for access. Provide the necessary easements and
26 documentation for the sanitary sewer system to be dedicated to the City for
27 maintenance.
~g
29 15. Prior to Final Map approval, the improvement plans shall show a water main to be
3o installed in the proposed public street to serve lots 1 through 7. Fire hydrants shall be
3 ~ installed at locations dictated by the Fire Marshal's office. The water main shall be
Reso. 99-64 N CS Page 6 of 15
Page 6
l capable of delivering a continuous fire flow as required by the Fire Marshal's office.
2 The applicant shall provide fire flow calculations. All houses constructed above
3 elevation 160 require a water pressure system installed for each unit to maintain
4 adequate house pressure. Provide domestic pressure calculations. Said improvements
5 shall be installed pursuant to the City's approval prior to issuance of the first Certificate
6 of Occupancy.
8 16. In the event that archaeological/historical remains are encountered during grading, work
9 shall be halted temporarily and a qualified archaeologist shall be consulted to evaluate the
to artifacts and to recommend future action. The identified Native American community
t ] shall also be notified and consulted in the event any archaeological remains are
12 uncovered.
13
l4 Conditions of Approval
15
16 1. All requirements of the Planning Department shall be complied with, including:
17
18 a. The design of the future homes shall be subject to administrative SPARC
19 approval prior to issuance of building perm-its. The design of the homes shall be
20 harmonious with the area and shall have a high level of architectural interest and
21 detail.
22
23 b. A landscape plan for the five foot wide planting strip on the south side of the
24 new public street and for the Bantam Way frontage shall be submitted for
25 Planning Department review and approval prior to issuance of building permits.
26 The landscape plan shall include street trees along Bantam Way at maximum
27 spacing of 25 feet on center placed within two feet of the back of the sidewalk
28 with linear root barriers. The landscape shall be installed prior to issuance of
29 certificate of occupancy. The street trees along Bantam Way shall be maintained
3o by the adjacent property owner. The landscape within the five foot easement on
31 school property shall be maintained by the school district.
Reso. 99-64 NCS .Page 7 of 15
Page 7
1
2 c. All trees shall be a minimum of fifteen gallon size (i.e. trunk diameter of at least
3 3/4 inch measured one foot above the ground) unless otherwise specified (e.g. 24"
4 box or specimen size) and double staked; all shrubs shall be five gallon size. All
5 landscaped areas not improved with lawn shall be protected with athree-inch
6 deep bark mulch as a temporary measure until the ground cover is established.
7 The training/nursery stakes for all plant materials shall be removed at the time of
8 planting.
9
l0 d. All plant material shall be served by aCity-approved automatic underground
11 irrigation system.
12
l3 e. All planting shall be maintained in good condition. Such maintenance shall
14 include, where appropriate, pruning, mowing, weeding, cleaning of debris and
15 trash, fertilizing and regular watering. Whenever necessary, planting shall be
~ 6 replaced with other plant materials to insure continued compliance with
t 7 applicable landscaping requirements. Required irrigation systems shall be fully
18 maintained in sound operating condition with heads periodically cleaned and
19 replaced when missing to insure continued. regular watering of landscape areas,
20 and health and vitality of landscape materials.
21
22 £ All work within a public right-of--way requires an encroachment permit from the
23 Department of Public Works.
24
25 g. All driveways and parking areas shall be paved per Zoning Ordinance
26 requirements.
27
28 h. The parking lot under construction to accommodate overflow parking shall be
29 installed prior to approval of the Final Map.
30
Reso. 99-64 NCS Page 8g of 15
Page 8
1 2. All requirements of the Engineering Department shall be complied with, including:
2
3 a. Frontage improvements shall be required along the Bantam Way subdivision
4 boundary plus transitions (including providing sidewalk to the Petaluma Junior
5 High School). Improvements shall include, but not be limited to, half street
6 reconstruction, curb, gutter, sidewalk, street lights, striping and landscaping.
7 The design of these improvements shall be included as a part of the
8 Improvement Plans for the Final Map and shall be subject to the approval of the
9 City Engineer prior to Final Map approval.
]0
t 1 b. Provide necessary right-of--way dedication. and improvements on Bantam Way
l2 to connect to existing improvements to the north of the site.
13
14 c. Sidewalks are required on both sides of the street (PMC 20.32.220); however,
15 the Planning Commission, at their discretion, may omit sidewalks (PMC
16 20.32.220). Due to the fact that all parcels are accessed from one side of the
17 street, the Planning Commission supports the elimination of the sidewalk
is adjacent to the school property.
~9
20 d. "No parking" signs shall be posted and the curb painted red on the side of the
21 proposed public street adjacent to the school.
22
23 e. Minimum asphalt thickness for all City streets is 3 inches.
24
25 f. Street lights shall be required along the proposed public street.
26
2~ g. Lot to lot surface drainage shall not be allowed. Grading shall direct surface
28 drainage to the proposed public street.
29
3o h. Provide a erosion control plan.
3l
Reso. 99-64 NCS Page 9 of 15
Pale 9
1 i. All hydrologic, hydraulic and storm drain system design shall be subject to
2 review and approval of the Sonoma County Water Agency prior to the approval
3 of the Final Map.
4
5 j. Improvement plans and final. map shall be prepared. per the latest city Policies,
6 Standards, Codes, Resolutions and Ordinances.
8 k. Dedicate 10' P.U.E. adjacent to all public streets.
9
10 3. All requirements of the Building Division shall be complied with, including:
11
l2 a. Grading must be certified when completed to indicate compliance with approved
l3 plans and will be required for occupancy.
l4
15 b. Certify finished floor elevation before occupancy.
16
17 c. Any holding tank required for elevations above 160 feet must meet Engineering
18 Department design requirements.
19
20 d. Where ground slopes greater than 1 on 10, foundation shall be stepped per
21 Uniform Building Code 1806.2.
22
23 e. Soils with expansion index greater than 20 requires special design foundation
24 per Uniform Building Code 1803.2.
25
26 £ Residential buildings over 3,000 square feet need two required exits..
27
28 g. All roofing shall be `B" rated or better per Ordinance No. 1744/1988.
29
30 h. Show site drainage and grading topography.
31
Reso. 99-64 NCS Page 10 of 15
Page 10
1 i. Indicate all utilities on site plan.
2
3 j. Driveway gradient shall comply with Ordinance No. 1533/1982.
4
5 k. Responsible party to sign plans.
6
7 1. Submit soils report to verify foundation design.
8
9 m. Indicate group occupancy, type of construction, square footage.
l0
1 n. Plans must show compliance to 1994 UBC, UPC, UMC and 1993 NEC. Plans
12 must also show compliance to current Title 24 Energy Conservation and/or
13 Disabled Access Requirements.
14
15 0. Provide structural calculations for all non-conventional design items.
16
l7 p. Demolition permit required to remove any structures.
18
l9 q. Detail all drainage swales.
20
21 4. All requirements of the Fire Marshal shall be complied with, including:
22
23 a. Post addresses at or near main entry doors -minimum four (4) inch letters on
24 contrasting background.
25
26 b. Address locator required to be posted at or near the private driveway entrance.
27 Reflectorized numbers are acceptable. Location and design to be approved by
28 the Fire Marshal's office.
29
30 c. In residential buildings less than 3,500 square feet in floor area, provide fire
31 sprinklers, off the domestic water system, at normal sources of ignition. These
Reso. 99-64 NCS Page 11 of 15
Page 1 1
1 areas are specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
2 and fireplaces. In addition, spare sprinklers (one of each type in the residence)
3 and wrench shall be provided in a red, spare-sprinkler head box in the garage.
4
5 d. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location and type
6 of fire hydrants are to be approved by the Fire Marshal's office.
7
8 e. Add as a general note to plans:
9
to ~ 1. No combustible construction is permitted above the foundation
i l unless an approved asphalt surfaced road is provided to within 150
12 feet of "the farthest point of a building or structure.
13
14 2. All fire hydrants for the project must be tested, flushed, and in
~ 5 service prior to the commencement of combustible construction on
16 the site.
17
18 f. Minimum fire flow required for this project is 1,000 gallons per minute at 20
19 pounds per square inch (psi).
20
21 g. All required fire lanes in which no parking is allowed, shall be designated by
22 painting curbs red. Where no curbs exist, signs approved by the Fire Marshal
23 shall be installed.
24
25 h. There shall be no parking on the fire access and turn-around easement.
26
27 i. Parking will be allowed on one side only on the proposed. public street.
28
29 5. Design and installation of additional storm drain improvements along Western Avenue
3o to intercept drainage from entering school site shall be included as part of the Final Map
Reso. 99-64 NCS Page 12 of 15
Page l2
i
1 Improvements Plans subject to approval by the City Engineer. The improvements shall
2 be installed prior to issuance of first Certificate of Occupancy.
3
4 6. The elevation (crest) of Bantam Way shall be lowered to achieve the necessary sight
5 distance (approximately 175 feet in each direction) at the intersection of the proposed
6 new public street and Bantam Way. Improvement to Bantam Way shall be included on
7 the Improvement .Plans for the Final Subdivision Map subject to the approval of the
8 City Engineer, and shall be completed as part of the installation of improvements for the
9 seven lot subdivision. Improvements to Bantam Way shall be coordinated with the
10 School to minimize conflicts with school hours (i.e., installed during spring or summer
l l break). A Traffic Control Plan shall be review and approved by the City Engineer prior
12 to Final Map approval.
li
14 7. Additional Development Standards for Lots 5 and 6 shall be included as follows:
15
16 a. Limit house to single-story.
l7 b. Provide porches and other articulation for the elevations facing all parts of the
~ 8 public street.
19 c. Provide minimum setbacks of 12 feet for a porch, 16 feet for the house, and 25
20 feet for the fence line. The fence line shall be restricted from extending beyond
2l the house closer to the street.
22
23 8. School District shall enter into a Maintenance Agreement defining ditch maintenance to
24 be performed, time frame of maintenance and monitoring guidelines. The Maintenance ~
25 Plan shall include provisions for annual dredging and removal of debris/brush from the
26 ditch and debris from the ditch shall be completely removed from the site.
27 Maintenance Agreement shall be approved by staff and recorded prior to issuance of
28 building permits.
29
30 9. Hours of construction shall be limited to 8AM to SPM, Monday through Friday.
31
Reso. 99-64 NCS Page 13 of 15
Page 13
1 10. Curb adjacent to Bantam Way shall be painted red during construction until 80% of
2 construction (or 3 years, whichever is first) and then shall be removed.
3
4 11. Placement of landscaping at ridgeline, including the possibility of evergreen trees, shall
5 be reviewed during Administrative SPARC review.
6
7 12. Developer shall pay fair share of traffic signalization.
8
9 13. Utilities shall be undergrounded across the frontage of project.
~o
11 14. Traffic calming measures between Bantam and Western shall be addressed through the
12 Traffic Committee and shall be incorporated into improvement plans.
13 15. A public access easement or deed of land shall be granted to the City of Petaluma by the
~ 4 Petaluma School District for public access extending from the Bantam Terrace Cul-de-
15 Sac to the common property line of the Petaluma School District property and the
16 Morman Church. The Planning Director and Director of Engineering shall work with
17 the School District Staff to determine the most appropriate alignment and the alignment
l8 of said easement or deed of land shall be mutually agreed to by City of Petaluma Staff
19 and School District Staff prior to approval of the Final Subdivision Map. The easement
20 or deed of land shall be executed as a part of the Final Subdivision Map.
21 16. As part of the public cul-de-sac improvement, a 3-~ foot fence shall be constructed
22 along. the top of bank on the south side of the new public street. The fence shall be
23 decorative and shall not be constructed of open wire or cyclone material.
Reso. 99-64 NCS Page 14 of 15
Page 14
i
17. City of Petaluma Staff shall continue to explore alternative alignments and/or security
2 improvements necessary to execute a public access-way extending from the above
3 agreed upon easement/deed alignment to the existing paved public access path currently
4 located on the Petaluma Junior High School campus. City Staff shall attempt to finalize
5 the disposition of this easement/deed of land as a part of the Final Map approval
6 process; however, final recordation of this easement shall not be a condition of Final
7 Map approval for the Bantam Terrace Subdivision.
8
9 S;AccAresos\bantanires
]0
Il
Under the power and authority conferred upon tlvs 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) ~61~1t) meeting~`__-_fo
on the ..~..5tt1 day of ............_-.11~.&T.Ch....................----.....-., 19..x.3., by the
following vote:
C ty~A , orney
AYES: Healy, Torliatt, Cader-Thompson, Hamilton, Maguire, Mayor Thompson
NOES: Vice Mayor Keller
ABSENT: None
ATTEST:
City Clerk Mayor PSG
Gbuncil File
u,.rca k~s. N~,.....99.-64........... N.cs. Page 15 of 15
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